18 Feb 2025
Councillors have narrowly approved controversial plans for 550 new homes in north-west Harpenden.
Members of SADC’s development management committee voted 5-4 in favour of giving on the green light to the proposals by Legal & General to build on land adjacent to Thrales End Lane, Cooters End Lane and Ambrose Lane, on arable fields close to King’s School, Spire Hospital and The Oval.
Harpenden Town Council had previously condemned the scheme, saying 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 included 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.
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.”
The committee heard how changes to the National Planning Policy Framework introduced last year meant SADC officers considered the application was on greybelt land, and should be given significant weight in favour of permission being granted as it complied with the so-called ‘Golden Rules’ by including 50 per cent affordable housing.
SADC senior planning officer Nabeel Kasmani presented details on the scheme, which included reference to traffic concerns: “The applicant has engaged extensively with HCC highways over a number of months to consider appropriate options to deliver this strategic transport improvement, and HCC Highways have favoured the option to retain two-way traffic under the [Nickey Line] bridge and introduce footways on both sides and controlled crossing facilities.
“The proposal would therefore make an important contribution to cycling infrastructure and would prioritise Active Travel.”
Joanne Whitehead, spokesperson for the Harpenden Society, said the scale of the proposed development was highly detrimental to the town and district, and would put huge strains on local infrastructure.
“The applicant says it will pay Section 106 contributions towards new schools, GP surgeries, etc. But the money is insufficient on its own to build the new physical infrastructure needed or recruit new teachers and doctors, and there are no new schools or GP surgeries planned for this site.
“An independent review has determined that [the land on which L&G propose to build] strongly contributes to one of the relevant Green Belt purposes. What officers are suggesting is that it somehow becomes greybelt because it is part of a larger site. How does Green Belt turn into greybelt simply because an applicant wants to build more housing over a bigger area? It makes no sense and is a very dangerous interpretation of this new policy wording. This is a pristine Green Belt site and very special circumstances do not exist.”
Tom Davies from Legal & General insisted the company had worked hard with the council and consultees over eight years to shape a development that was right for Harpenden, including tackling unmet demand for new homes.
“To thrive, Harpenden as a town and St Albans as a district needs good growth. Without new homes, the trends forecast a declining and ageing population, a declining labour force and a fall in the number of primary-age children. This application would help arrest this decline with a well-designed and sustainable development.”
Cllr John Galvin, a co-leader of campaign group Stop L&G, said the application had been overwhelmingly rejected by local residents across Harpenden, with 99.8 per cent of the 1,848 representations received being objections.
“Local residents know this plan will create severe congestion, which will have a massive impact on their daily lives.”
He highlighted how Herts county council had withdrawn its traffic plan at the last minute as it was unworkable, replacing it with an untested short-term alternative while failing to disclose any possible long-term option.
Cllr Teresa Heritage said the application was for the first major development in Harpenden since the 1970s, but would not be the last, so they needed to get it right.
Council leader Cllr Paul de Kort, speaking in his role as a local ward councillor, highlighted how the scale of the proposed development did not conform with SADC’s Local Plan submitted for examination three months ago.
Cllr Ed Moore, representing Harpenden North and Rural, raised the issue of potential growth should this scheme be approved, as L&G owns land between Luton and Harpenden which they are keen to develop.
Harpenden West councillor Gill Haynes agreed: “Please stop thinking about these developments in isolation. The cumulative effect of this development, if the current application is approved as it stands, plus others planned for Harpenden, will paralyse movement around the town and more widely.”
Independent legal advice on the application regarding the scope of the new greybelt and Green Belt rules was heard in a closed session as it had to remain confidential.
Speaking after the meeting, Gee Smedley from campaign group Team CLASH and Save St Albans Green Belt offered her interpretation of the process.
“Councillors are between a rock and hard place because the officers choose to use the legally protected clause of ‘judgement’ rather than apply the actual rules and regulations. Officer judgement is often flawed, and that is what councillors are required to pick up on, however if sites go to appeal, officer judgement is hard to overturn. Last night I counted the term ‘officer judgement’ used nearly time times.
“St Albans is now open season… the Local Plan has been breached and there is little point in it to defend against Green Belt development. Councillors went against the warning of the council leader Paul De Kort who also leads the planning policy and climate committee, and we will all now pay the price and be subject to the most aggressive onslaught of speculative applications ever seen given the dire situation of the five-year housing land supply and the new Labour Government’s rules effectively scrapping Green Belt.
“But it remains to be seen if the scheme can actually be delivered. There are a huge number of conditions and there is real constraint on the A1081.
“Harpenden might have fewer people parking up at its shops as a result of the parking charges, but it will continue to have over 20,000 cars a day passing through.
“Add on to that extra cars from the scheme – and we totally disagree with HCC modelling that there will only be a 10 per cent impact – then we are going to see an extra 3,000 to 4,000 vehicle movements. If the cycle lane is deemed not workable when proper surveys are carried out, this will breach planning rules, alhough it remains to be seen what officer judgement will be in that case given L&G claims there is an eight-year partnership between themselves and SADC to work collaboratively to deliver this scheme.”
Harpenden Town Council clerk Carl Cheevers added: “HTC has raised concerns regarding this planning application over the last two years, resolving to strongly object to the application since 2023. Our objection noted the significant strength of local opposition against the proposal and impact the development will potentially have on the Green Belt, transport and environment, amongst other significant issues.
“We are committed to the Harpenden Neighbourhood Plan which sets out the framework for development within the Town and the requirement that planning applications follow policies outlined in this document.”
