02 Jun 2023
Campaigners have welcomed a decision by Harpenden Town Council to oppose plans for up to 550 homes on a Green Belt site to the north-west of the town.
An Extraordinary Public Meeting on May 30 saw councillors overwhelmingly vote in opposition to the scheme by Legal and General (L&G) for land at Cooters End Lane and Ambrose Lane to the north-west of the town, on arable fields close to King’s School, Spire Hospital and The Oval.
The scheme involves up to 168 affordable homes, and 130 for integrated retirement living, and is described by the developers as “a beautiful new neighbourhood which responds to the needs and requirements of both the existing and future population of Harpenden, with multiple community benefits…
“The landscape-led masterplan will deliver over 11 hectares (27 acres of new public open space including play areas to meet local need, and sport pitches.”
HTC says the proposals do not conform with the policies of Harpenden Neighbourhood Plan, primarily the lack of very special circumstances for building on the Green Belt, insufficient transport mitigation measures, and an inconsistency of education requirements.
Other concerns include a negative impact upon adjacent Grade II listed buildings at Cooters End Farm, unacceptable damage to the ancient woodland of Ambrose Wood, concerns over the capabilities of the existing sewage infrastructure, poor quality and inaccurate transport assessments, unrealistic and unsafe travel plans and routes, and insufficient mitigation of the impact of the scheme on the A1081 route into and out of Harpenden itself.
In a statement highlighting its concerns, HTC stated: “There is a significant strength of local opinion against this proposal. People from across Harpenden recognise the negative impact that this development would have on the town itself, our roads and our services.
“The council recognises the need for new housing in appropriate locations in Harpenden that does not have a significant negative impact on the town’s existing environment and its people.”
The council calls on St Albans district council, as the local planning authority, to address various key principles ahead of making any decision on the scheme.
These include concerns over the possible need for a primary school, appropriate convenience shopping, a social housing allocation, health provision and an artificial grass pitch for all-round sports facilities on the site.
HTC also urges that “no development should be approved without further detailed reports on the traffic impact that will be caused by this significant development. Specifically transport assessments need to be reproduced to deal with concerns regarding the quality, volume and accuracy of information being relied upon. Comprehensive, detailed evidence must be provided that shows that residents will not be unacceptably affected by this development”.
Campaign group Stop L&G responded to HTC’s decision: “We are delighted that Harpenden Town Council has strongly and unanimously objected to L&G’s plans, and that so many residents turned up to express their opposition. The discussion was well-informed and townspeople expressed huge concerns over the harmful impact that this disastrous scheme would have on key areas such as traffic, cycling, healthcare, education, flooding, sewerage, ancient woodland and listed buildings.
“This Extraordinary Public Meeting demonstrates beyond any doubt that Harpenden does not want this scheme. We urge L&G to withdraw it immediately but, if they persist in submitting it to St Albans district council, we will fight this all the way.”
