Sauncey View Lodge Common Lane Batford Harpenden Hertfordshire Al5 5Dn

1. 1.The site is within the Metropolitan Green Belt and the proposed development represents inappropriate development within the Green Belt, as set out in the National Planning Policy Framework 2023. In addition to the in-principle harm to the Green Belt by reason of inappropriateness, other harm is identified as a result of the proposed development in terms of the visual and spatial impact on the Green Belt, and the unrestricted sprawl of large built-up areas and assisting in safeguarding the countryside from encroachment. The harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is not clearly outweighed by other considerations; and as a result the very special circumstances required to allow for approval of inappropriate development in the Green Belt do not exist in this case. The proposal is therefore contrary to Policy 1 of the St Albans District Local Plan Review 1994, policy SS1 of Harpenden Neighbourhood Plan 2018 and the National Planning Policy Framework 2023.
2. 2.By reason of the increase in traffic as a result of the development and the failure to address the narrow road width to the north of the access on Common Lane, the proposal would have an unacceptable impact upon highway safety. The proposal is contrary to policy 34 of St Albans District Local Plan Review 1994, T6 of Harpenden Neighbourhood Plan 2018 and section 9 of the NPPF 2023.
3. 3.Due to the layout of the site, size and design of the dwellings and apartment block, the proposal is considered to result in a non-landscaped led design and an overly urbanised overdevelopment of the site for this rural location. The building heights are also considered inappropriate in this area which is predominantly two-storey housing on the rural edge. Contrary to policies 69 and 70 of St. Albans District Local Plan Review 1994, policy ESD5 of Harpenden Neighbourhood Plan 2018 and section 12 of the NPPF.
4. 4.Insufficient external amenity spaces is provided for the flats and for both the 4 bed type A houses and the majority of type B houses. There is also a lack of defendable space for plots 1-4, the flat block and plots 14 and 15 and a lack of separation distance between plot 11 and No. 47 Milford Hill, the closest neighbouring dwelling to the west of the site. These issues would take levels of amenity below that which residents and neighbours could expect to reasonable enjoy, contrary to policy 70 of St. Albans District Local Plan Review 1994, SPD 'Design Advice Leaflet No. 1: Design THIS IS AN IMPORTANT DOCUMENT AND IS LIKELY TO BE REQUIRED WHEN YOU COME TO SELL YOUR PROPERTY. YOU ARE ADVISED TO KEEP IT WITH YOUR TITLE DEEDS. Ref No. 5/23/2611 DC.4 and Layout of New Housing', policy H9 of Harpenden Neighbourhood Plan 2018 and section 12 of the NPPF.
5. 5.By reason of the substandard landscape strategy; loss of identified retained view; loss of highway trees with no realistic opportunity to satisfactorily replace and the impact on the visual amenity and rural character of Common Lane, the proposed development would cause harm to highway trees and the landscape character of the site. The proposal is also contrary to Harpenden Neighbourhood Plan ESD14, which states where trees are to be lost as a result of development, a mitigation strategy that includes a ratio of minimum 2 new trees for each tree lost should be achieved. The proposal is contrary to policy ESD10 and ESD14 of Harpenden Neighbourhood Plan 2018, policy 74 of St. Albans District Local Plan Review 1994 and section 15 of the NPPF 2023.
6. 6.The affordable housing provision of 35% is below the level set out in Harpenden Neighbourhood Plan Policy H6, which expects provision of 40% affordable housing in major housing developments. Contrary to policies H3 and H6 of Harpenden Neighbourhood Plan 2018 and section 5 of the NPPF 2023.
7. 7.Insufficient information has been provided to demonstrate that a sustainable surface water drainage strategy can be delivered on the site and whether the proposed development will increase flood risk either onsite or elsewhere, as no source control SuDS or multifunctional SuDS and no assessment of water quality, or storage structures for different rainfall events have been provided, along with a lack of evidence of infiltration tests. The proposal is therefore contrary to Policy 84 of the St Albans District Local Plan Review 1994, Policy ESD8 of the Harpenden Neighbourhood Plan 2018 and the National Planning Policy Framework 2023.
8. 8.In the absence of a completed and signed S106 legal agreement or other suitable mechanism to secure: "" Affordable Housing "" Education contributions including primary, secondary, nursery and Special Educational Needs and Disabilities (SEND) "" Library Service Contribution "" Waste Service Transfer Station Contribution "" Contributions to public play areas, parks and open spaces and leisure & cultural centres The development fails to adequately mitigate its effect upon local services and infrastructure. The proposal is therefore contrary to Policies 1 (Metropolitan Green Belt) and 143B (Implementation) of the St. Albans District Local Plan Review 1994, Policy SS1 of the Harpenden Neighbourhood Plan 2018 and the National Planning Policy Framework 2023.

From the council's decision notice.

Postcode

AL5 5DN

Application type

Smale Scale Major - Dwellings

Scale / size

Large

Number of dwellings

23

Parish

Harpenden Town

Date validated

27 December 2023

Consultation expiry

17 February 2024

Consultation end

22 August 2024

Target decision date

22 August 2024

Application expires

25 March 2024

Statutory period

89 days

Last advertised

25 January 2024

Planning Portal ID

PP-12683433

Documents

68