10th hand story, is it true?

Just looked at the South Berkhamsted Concept web site and it's good to see that their 'experts' didn't know the area in any shape or form.
Bus route along a private road? Now it will go along Shootersway to Durrants Lane. Should be interesting in that nice narrow bit. Still don't know why they removed the nice hair-pin bend just below Woodcock without going to the end.
Apparently, the flat maps still don't indicate hills as the Swing Gate Lane section of the bus route actually goes up a hill (and down again!!). The solution is to come up Woodlands, along Chestnut and down Swing Gate (sounds familiar?).
The reason? Apparently you often can't get up steep hills in winter. In the snow, not many got down either!!

If they didn't get this simple (and predictable) bit right, what dramatic changes will be made to the 'concept' if the green belt restriction is lifted in order for a decent profit to be made?

I seem to remember an outfit called Telecential - 'we are here for the long haul' dug all the roads and footways up and left us with damaged roads etc. all in the interests of 'improving facilities' only to sell up once a profit could be made. I won't mention the developments at Stag Lane and between Queens Road and Cross Oak Road which leave an awful lot to be desired (apart from a nice new set of traffic lights which would be put to better use at any number of busier junctions).

To build or not to build?

The new 'National Planning Policy Framework' part of the Localism Bill is slowly chugging it's way through the law-making process and will allow developers to obtain a default 'yes' rather than a maybe or no. Unless, of course, the local authority has a planning policy. In this case, the usual rules will apply.

For example, if you wanted to build a development where a local plan says it would not accord with the locally agreed plan, then an inquiry would have to be held to alter the agreed plan. Naturally, we have a local plan which is updated on a regular basis. The current plan goes up to 2031 and does not allow housing on green belt.

The insurance company that have held onto assorted land on the outskirts of the town, have decided that the combination of the new planning framework coupled with the inconsiderate local authority restating the opinion that the town boundary has not moved to the A41 by reallocating the existing green belt, meant that it ought to off-load the assorted parcels of land.

So it came to pass that an investment company thought it could make a quick killing by proposing an ideal development suggesting everything anyone in their right mind would want. So as not to commit themselves to anything other than a change of use, it is called a 'concept'. What is a concept? It's all in the minds eye!

It also allows the planners, the public and, more importantly, the planners, to see what is possible without actually doing anything. What is that phrase? "you can fool some of the people, some of the time but you can't fool all the people all of the time". I would like to think us carrot tops are not that stupid and can see through the smoke and mirrors with ease. It's the others we have to be careful of!

Just another thought, as you can apply for and gain planning permission for any development even if they don't own the land, I do wonder why we have just a 'concept' rather than a full planning application. Does it suggest the investment/development company don't intend more than taking the money and running or something completely different to the 'concept'? Perhaps someone should ask!

BerkoAnds - just trying to remind everyone that this 'concept' is exactly that. Flying a kite to see if money can be made.
They bought the land after the insurance company owners decided to sell all their little plots. They have obviously had their eye on this area as even when the by-pass was build (and before), many suggested that if we are not careful, the towns 'natural' boundary would be shifted.
The 'concept' has made a number of assumptions such as removing trees and shrubs on land they don't own to provide the so called 'vista views' both across to Ashridge and to/from the listed Ashlyns Hall. The 'walking' and 'cycling' times are for level ground, you know, the route to town and the station. The main entrance to the town is from Chesham - only applies if you want to avoid the toll on the Sparrows Hearn toll-pike. Like has been said by many, the outsiders look at the maps and make a lot of assumptions to fit their idea.
I'm hoping that one of the towns 'environment' groups (such as BCA or SOB) might actually care more about my town than their membership and start to call public meetings to explain the advantages and disadvantages of concepts such as the Berkhamsted South Concept. I expect so called 'balance' might stop them, but I didn't notice much balance in the presentations or exhibitions so far.
Bit like the Market Town Enhancement Project that was imposed nearly 20 years ago with the promise that money is available to change anything that we didn't like or want. Trouble is Wadebridge (Cornwall) nicked it all and had all their 'improvements' ripped out (not the plan at all!!).

If you want a little laugh, I wrote an imaginary script (berko.org.uk/norman/2011/0711.html) on how a cunning plan was hatched. Totally unbelievable, but let your imagination run riot.

Sorry- I meann't Norman, not Nick. No idea where that came from!

Sorry Nick not sure how to take that post? I thought you were against these plans? Are you adding comment to your original post or one the last few replies?