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

Harpenden Society's submissions on planning applications


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.