Planning
Every month we comment on a number of planning applications. Some of the ones we commented on recently are:
- We supported the application for the restoration of the Rose and Crown
- We objected to four applications
- an outline application to build up to 190 new dwellings on land between the Alban Way and Colney Heath Lane which is Green Belt land where there is no current access and concern about the impact on local infrastructure and impact on traffic on a narrow road;
- significant extension to a property in Springfield Road which we consider to be overdevelopment;
- an application to vary conditions to planning permission to build three new properties in Prospect Road that was granted on appeal where significant changes are proposed to the permission granted;
- an application to convert a property in Stapley Road to a House of Multiple occupancy where we considered that this was over-division leading to cramped rooms.
What do we object to?
Here are some of the reasons why we submit objections:
- Overdevelopment in a Conservation Area
- The property is locally listed and the proposed changes will be detrimental to the appearance of the property
- The proposal is inconsistent with the overall street scene
- Overdevelopment in an already crowded site or will contribute to traffic congestion
- Too tight a triangular plot and too close to the surrounding houses
- Inadequate garden space and unacceptable over-looking to the detriment of the residents of surrounding houses
- Proposal fails to meet the requirement of District Plan Policies 69 and 70 and so permission should be refused
- Illuminated fascia signs on St Peters Street
- UPVC replacement windows in the conservation area
We object to proposals to create gated communities and deny access for surrounding residents to the public garden square which formed an integral part of the planning application consented for the original development. Creating pedestrian permeability with new routes through the site was promoted as a new public amenity which would be beneficial to the immediate neighbourhood and the wider city.
Useful Information
If you want to comment on planning applications, here are some links to useful sources of information
- CPRE guide on How to respond to planning applications
- RTPI Planning Aid
- St Albans Council planning applications
- St Albans Council information on How to comment on a planning application
- Conservation Areas: a householders guide (SADC publication)
- Shopfronts & Advertisements (SADC publication)
- St Albans Council Article 4 Directions
Changes to Planning Rules
Just before Christmas 2023 the Government issued a revised National Planning Policy Framework (NPPF). What does this mean for St Albans? Michael Gove, in his Ministerial Statement, emphasised the importance of up to date Local Plans. As we know, St Albans’ Local Plan is the oldest in the country and St Albans was one of the Districts “named and shamed” by Michael Gove because of this. St Albans is in the process of developing a new Local Plan and the increased focus means that it is vitally important to complete this. League tables are also promised to monitor success in delivery against plans.
Does the revised NPPF provide requirements or opportunities to amend the draft plan to reduce the number of new houses required? There are two important changes that may do. Firstly the new guidance makes clear that the “standard method” for assessing local authority need is an advisory starting point and in exceptional circumstances a smaller number may be used. Secondly there is no longer a requirement for local authorities to review or alter Green Belt boundaries if this would be the only way to meet housing need.
The implementation arrangements say that these new policies will apply for the purpose of examining plans, where those plans reach Regulation 19 stage after 19 March 2024. St Albans draft plan has just gone through a Regulation 18 consultation and the plan is for the Regulation 19 consultation to take place in the summer of 2024. So it would seem that these new policies will definitely apply for the purpose of examining the St Albans District Plan.
80% of St Albans District is Green Belt which means that in practice, if the numbers produced by the Standard Method are to be planned for, then incursion upon the Green Belt is inevitable, as in the current Draft Plan. So is the extent of the Green Belt an exceptional circumstance that allows St Albans to reduce the number of new housing required? On its face it should be but in practice life is never simple. And is it going to be possible to retain all our Green Belt – where does that leave the generations struggling to find secure and affordable housing?
We also have to remember that there will be a General Election this year – before the Draft Plan is approved. if there is a change of Government then how will the planning world change yet again?