16 May 2024
A developer has launched an appeal in a bid to obtain planning permission to build 95 houses on Green Belt in Park Street.
The application, which relates to building on farmland opposite the BP garage in Watling Street, was first submitted in February 2022.
The applicant made several adjustments to the application, giving rise to two further consultations, then in August 2023 the application was finally heard at the planning committee meeting, with a recommendation from planning officers for approval.
At this meeting, a decision was adjourned pending further assessments on traffic and Green Belt issues. The matter then returned to committee in January 2024, almost two years after its submission.
That meeting was highly contentious with planning officers continuing to recommend approval. After three attempts at a vote during the meeting, the application was finally rejected 6-5.
Now the potential developer, Scott Properties, have lodged an appeal with the national Planning Inspectorate and the matter will go to a public inquiry. The inquiry is scheduled for September 10, with a deadline for comments from the public of June 25.
Paul King, who runs the campaign group Greenbelt, which has been fighting the application since its submission, said: “The applicant was always going to appeal the decision, since the potential windfall profit involved would be enormous.
“Whilst the developer and land owners would make a considerable gain, the same can’t be said for the local community. There is near universal opposition to the scheme from residents, with over 400 objections, since it would effectively merge Park Street with the rest of St Albans by removing the last open space that separates the two.
“The beautiful open land that is highly visible when travelling south from the Park Street roundabout, would be eliminated.”
A public inquiry such as this would normally run for approximately a week, with individuals including expert witnesses giving evidence on behalf of the various parties, and the applicant and SADC each employing barristers to cross examine the various participants.
Recently elected district councillor for Park Street, Terrie Smith said: “Park Street residents have been fighting the freight terminal for many years now, which has been given approval. Should the freight terminal proceed, the consequences on local roads will be devastating, so adding a large development adjacent to Watling Street will just pile yet more pressure on roads around the Park Street roundabout, and more misery on local residents. I have spoken to many residents recently as part of the election campaign, and it is obvious that they are fed up with the continued assault on the area.”
David Yates, who is the chairman of the parish council, and spoke against the application at both committee meetings, said: “With 1,000 or so new dwellings recently approved in St Stephen and the so-called ‘strategic railfreight interchange’ under construction our villages are changing dramatically. And not for the better. With the county council refusing to acknowledge that there could be problems on the local roads, the only way out of the villages will soon be to hell in a handcart.”
Paul added: “Similar appeals throughout the country up to February this year were almost universally rejected by the Inspectorate. However, over the past two months a number have been allowed, most notably one in Chiswell Green involving 721 houses. It appears that the Inspectors are taking a more aggressive attitude to councils with a shortfall in meeting the housing target set by central government, and more so when their Local Plan is particularly out of date.”
Anyone concerned about the development (5/2022/0267) can email Paul on greenbelt@gmx.com, to be kept informed of progress and to ascertain what can be done to oppose the development.
