Built Environment

2023/24 Annual Report


Built Environment - Looking back


As reported previously the number of planning applications for residential extension and alteration has been at a lower volume than last year.  On the commercial side, whilst a few shops have ceased trading we have seen the arrival of some new businesses, namely Majestic Wine and Specsavers, both in the High Street.   A new Nail Bar in Southdown has opened and another proposed for Station Road.  The owners of 6 High Street (former M & Co) were refused planning consent to turn the premises into a pub/restaurant and have submitted an appeal to the Planning Inspectorate.  A decision is expected in the next few months.


During the last year a number of significant planning applications have been submitted but the District Council are taking a long time to make any decisions.  It is perhaps unsurprising that in March 2024 the Housing Minister blasted the LibDem controlled Council for failings in its planning process and ordered that any applications for “non-major” developments can now be made directly to the Planning Inspectorate.


The Council are still proceeding with the preparation of a new Local District Plan which is not expected to be approved until at least 2025. 

Due to a lack of resources at local level, responsibility for Planning Enforcement by the St Albans District Council has now been transferred to Watford Borough Council.


After some years of indecision by the District Council, rather than undertake the redevelopment of the Public Halls in Southdown Road themselves as originally planned, they have now appointed agents to sell the site by way of Informal Tender.  The closing date was the 14th March, so we are awaiting to learn what progress has been made.  We understand that a number of developers have expressed interest in purchasing the site and at present the Council are evaluating the individual proposals.


Looking forward


A public consultation was undertaken earlier this year by Solum, a joint venture company owned by Network Rail and Kier Construction, for the redevelopment of the eastern car park at the Station.  The proposals include building an extra storey for car parking and the provision of 100 flats with under croft parking.  Surprisingly this would involve reducing the number of parking spaces available for the public.  The sole access would still be from Station Road although enhancements would be undertaken.  Whilst the Society welcomed the prospect of new homes, we expressed a number of reservations about the design of the scheme including the lack of any apparent temporary parking whilst the development was being undertaken.  We understand that Solum are now reviewing their development proposals.


As is apparent, the town continues to be threatened by a number of large housing developments.  Although the Society is aware of the need for more housing and will support appropriate schemes, the potential impact of major developments on the town will be significant not least by erosion of the Green Belt.  The Society hopes the District Council will start to make progress in resolving these issues and produce an acceptable plan that will safeguard the character of the town.


After many months of waiting, the Council has now granted planning consent for a 75 bed Care Home on the former Pan-Auto site in Grove Road, despite attracting many objections, mainly concerning the large size and bulk of the proposed buildings.  The Society was surprised that the decision was made by a Delegated Officer rather than being considered fully by the planning committee, given the number of objections received.  If it does go ahead, then it will mean the loss of the previously approved scheme for much needed lower cost housing


John Lowe

550 new homes approved in NW Harpenden

 

This approval flies in the face of the realities of the geography of the A1081, and the negative impact on the traffic and town centre infrastructure arising from a development of this size cannot be understated.


Moreover, the quantum involved is almost double the number of houses that have been included for this site in the Local Plan, now with the Planning Inspectorate.


Furthermore, we note that this application appears to have been heavily influenced by the recent policy shift that recognises ‘Grey Belt’ land. This looks to the Society as a rabbit being pulled out of a hat, as the officials’ view appears to have been turned by this, without any sign of a robust challenge.


It is more than disappointing to see SADC councillors approving this project as presented, without attempting to defend the Local Plan figure put forward for this site.


The Society are not Nimbys, in that we recognise and accept the need for more housing in our area. This is why we have been supportive of that Plan.


However, we have been equally clear that any major development needs to recognise fully the impact it has on a community whose infrastructure, particularly the road system, town centre parking and rail capacity are already stretched.


We have consistently demanded that for any large scale development in the town, the infrastructure issues must be addressed at the same time as planning permission is formally sought. Those authorities involved, SADC, Herts County Council, NHS, the utility companies etc, must recognise and commit to the necessary improvements as a condition of the planning permission being granted.


This approval is woeful in that the infrastructure needs are being left to the usual ‘negotiation’ between the developers and SADC officials. Hopefully, we will see a more robust approach being adopted by officials in that negotiation,


Finally, one point worthy of mention is the inadequacy of the Herts Highways analysis that has come to light.


Highways understanding the realities of the location is underwhelming,   with only one day’s observation of traffic flows taken at random. None of the reference sites they used are of a comparable size, and no recognition has been given in their support for the project of the traffic realities today – nor the impact on the town centre (not least in terms of parking), access to rail facilities, routes to employment centres, schools or health facilities. And most damning of all, of the reference surveys they quote, 7 of the 11 are pre 2010, and 3 are pre 2014.


Their conclusion that the increase in the number of daily car journeys that the 550 houses will generate is, frankly, laughable


Last but not least, this site, together with the one proposed for North Batford, suggests an increase in our community’s population over the next few years of approaching 5000 – an increase of over 15%. This appears lost on the transport planners, and their colleagues in education, social services and health. It’s about time Herts County Council recognise the overall impact that this increase in population will generate.



Further additional comments by the Harpenden Society in respect of the Proposed development of Land in NW Harpenden by Legal & General Ref No: 5/2023/0327

 

The comments can be downloaded by clicking here and here.


L&G Planning application for Land at Cooters End Lane and Ambrose Lane.

 

The Harpenden Society have already made objections to this site development and have now ( Oct 28th 2024) submitted further objections following the submission of amended plans to St Albans City & District Council.

This is a separate project from the forthcoming Local Plan.


These objections are listed below. We will keep Society members advised on progress.


  • The scheme proposes some 550 dwellings which is in excess of the approx. 300 the new draft Local Plan has indicated that may be suitable for this site.  By extending the site further northwards to accommodate the extra units it  will have a significant and unsustainable adverse effect on the town.

  • The development is meant to include a range of measures to promote the use of sustainable methods of transport by the residents. However, it is evident the latest proposals will bring chaos and congestion to the town.

  • The town already suffers from significant traffic congestion causing tailbacks, mainly on the north side.  The prospect of a significant number of additional vehicles disgorging onto the A1081 will grind the town to a standstill.

  • During the busy times of the day there will be little incentive to use the bus services as they will be stuck in traffic jams. 

  • The proposed shared cycle path/footpath from the site towards the town along he A1081 is ill conceived due to the pinch point at the Nicky Line bridge as there is no pavement on the north-east side.  The applicant’s suggestion that cyclists will have to join the main carriageway has not been fully considered and offers no information on the impact it will have on traffic flows or safety.

  • By the applicant’s own admission, the impact of their scheme is likely to result in 145 vehicle queues both north and south bound.  This will cause added levels of pollution and misery to the town.

  • The proposed cycleway along Ambrose Lane is a fantasy.  Already this is a busy route used a rat run to avoid the congestion on the main road.  The potential for accidents has just not been considered.

  • Harpenden is currently a pleasant country town but is under pressure from developments in surrounding towns plus the planned future expansion of Luton Airport.  Good schooling, fast train links, attractive High Street and surrounding countryside are luring many buyers relocating from London and elsewhere.  There is no proven need for a development of the size planned by L & G although there will, no doubt, be demand from those wishing to relocate here.  The town just cannot cope with the explosive growth in demand that will be the consequence of this scheme.

  • All the junior and senior schools are beyond reasonable walking distance of the site and cannot be reached by safe continuous cycling routes.  This will result in additional car journeys at the peak travelling time.   The junior and senior schools nearest the site are already running at capacity.  The recently opened KSW senior school at Batford may have spare capacity but this is located over 2 miles distant and will involve cross town car journeys as it is not served by any safe cycling routes or bus service.

  • The car parks in the town are at near capacity but no additional provision has been proposed.  Without more space, it will increase pressure to park on the streets which are already over parked with commuters and local business users, plus shoppers.  Network Rail are planning to develop the main station car park but the available number of spaces available to commuters will be REDUCED by 15%.

  • Rather than providing a range of measures to promote sustainable methods of transport, this development will add to an already over-crowded infrastructure and offers no realistic and achievable options to reduce the reliance on cars for transport to local amenities, adding to additional congestion and pollution.

  • L & G claim that this development will help alleviate some of the critical issues facing Harpenden and make a difference to the quality of life for the residents.   It is our belief that this development is wholly out of scale for the town. The imposition of such a large scheme on a town that is already struggling with many pressures will make things significantly worse, creating more critical issues to the detriment of all who work and live in the town.



The Local Plan (September 2023 response)


The Harpenden Society's response to the Regulation 18 Consultation exercise in respect of SADC's Local Plan 2041 can be downloaded by clicking here.

The Local Plan

The Harpenden Society's response to the Regulation 19 Consultation exercise in respect of SADC's Local Plan 2041

Harpenden Society response to St Albans District Council Local Plan 2041


St Albans City and District Council have published their 278 page “Final Draft Local Plan”,  under Regulation 19 of The Town and Country Planning (Local Planning) (England) Regulations 2012,  for “Technical consultation”. The Plan, when agreed, will be implemented between October 2024 and March 2041.


The Harpenden Society has prepared a response which it wishes to share with members.


The District Council believe that they have already fulfilled the requirement for a public consultation and this stage is simply to ensure that the propose plan is;


• Legally compliant

• Positively prepared

• Justified

• Effective Consistent with national policy


As always Members of the Society may wish to submit their own response before the deadline of 10am on Friday 8th November 2024.


Harpenden Society’s view on the SADC 2041 Local Plan proposal:


  • We need a plan

Harpenden is an attractive town and housing is in high demand. This makes it a very attractive proposition for developers. Without a current Local Plan we are in a perilous position which could result in inappropriate developments being forced upon us with little local control. We support the need to have a plan to be agreed swiftly.


2. We need more homes

As a country, and as a district, we need more homes and it is right that Harpenden has its share. Overall we support the number of homes that are being proposed for Harpenden but have concerns about the size and impact on our community of the two largest – B2 and B7


3. We need to secure the Green Belt 

We acknowledge that previous commitments to protect the Green Belt are being undermined but, in the circumstances, accept that this is necessary. However the plan should define the revised boundaries to ensure that the original principles of greenbelt are maintained i.e. that towns and villages do not coalesce, and that any permitted development does not create the potential for further erosion of the green belt. Special protection should be provided to protect views of, and from, the Common; probably the single most important feature in the attractiveness of Harpenden.


4. Infrastructure needs improvement before development starts

Due to previous expansion, and changing lifestyles, the infrastructure that makes Harpenden a pleasant place to live is already overwhelmed. In particular, congested roads, insufficient parking, surface water and sewerage systems, health services and a lack of sustainable transport options. The County and District Councils and NHS bodies must undertake a full review of the current infrastructure and commit to make improvements, before any major new developments (in particular B2 and B7) are considered.


5. The existing roads around Batford cannot cope with the proposed development

The Society’s biggest single concern relates to the development in Batford (B2), an area which will already suffers from inadequate transport infrastructure and poor road layouts (with only two road crossings points into Harpenden) which are unable to cope with the current volume of traffic. Increasing the population in this area of Harpenden by 30% without adequate thought and investment will cause gridlock.


6. We need a parking strategy for Harpenden

At a time when parking is under scrutiny, it is concerning that numerous car parks including those at the railway station, Bowers Way East, at the rear of Waitrose and in Southview Road are under threat (UC14, UC15, UC50 and UC54) where proposed developments would reduce or extinguish parking capacity. We request a full parking review, to include on-street parking, is undertaken to ensure that our roads are free flowing and the retailers and business, whose customers are being impacted, remain viable.


7. We need smaller and medium size family homes

We support the proposed balance of housing biased towards small family homes (65% will be 3 bed or less).


8. We need affordable housing for the long term

We support the significant volumes of affordable housing (40% of large developments). We would suggest that legal devices are employed to ensure that the affordability of such housing is protected when those homes are resold.


9. Build up, not just out

We believe that the council should, where the topography of the land permits, consider three storey properties thereby minimising the use of land.