30 homes with open spaces at 42 Tollgate Road, Colney Heath, St Albans

What was proposed

The application proposed 30 dwellings, a new access, open spaces, play areas, a nature-watching building, landscaping, roads, parking and footpaths.

“Planning permission is sought for the erection of 30 dwellings, creation of a new vehicular access, two new public open spaces, a local area of play, a locally equipped area of play, a temporary structure community building for nature watching, associated landscaping, internal roads, parking and footpaths.”

Officer report

The site

The 2.82-hectare undeveloped Green Belt site had previously been used for grazing horses and lay beside homes, fields, a river and a public footpath.

“The 2.82ha site is undeveloped and is located in the Metropolitan Green Belt. The site is located on the south-west side of Tollgate Road, towards its junction with Coursers Road. The site has previously been used for the grazing of horses.”

“The site is located to adjacent built form of Colney Heath, infilling a gap along Tollgate Road between linear residential properties along the south-east side and the White Barn and Colney Heath Farm to the north-west. There are residential properties opposite along the north-east side of Tollgate Road. Along the western edge of the site lies the River Colne. Along the south-eastern edge runs a Public Footpath 033 which links Tollgate Road to Coursers Road.”

Officer report

What officers recommended

Officers recommended permission subject to a legal agreement securing infrastructure, affordable housing, biodiversity, open space and car club obligations, plus conditions.

“Education - contributions towards secondary, childcare and SEND provisions/services • Library Service contribution • Youth Service contribution • Waste Service Recycling Centre contribution • Waste Service Transfer Service contribution • Fire and Rescue Service contribution • Highways – contributions • HCC monitoring fees • Affordable Housing provision • Biodiversity Net Gain and monitoring contribution • Open Space Provision – including provision of meadow, orchard,…”

“In the absence of a completed and signed s106 legal agreement or other suitable mechanism to secure the provision of education contributions towards secondary, childcare and SEND provisions/services, library service contribution, youth service contribution, waste service transfer service contribution, fire and rescue service contribution, highways contributions, HCC monitoring fees, affordable housing provision, biodiversity net gain and monitoring contribution, open space…”

Officer report

Objections and support

About 147 representations raised concerns including Green Belt loss, traffic, flooding, wildlife, heritage, infrastructure and affordability, with some support also expressed.

“Outside existing village/brownfield should be developed before Green Belt • Alternative sites haven’t been considered • Impact on Green Belt including harm, openness and encroachment impact on character of Colney Heath village • Loss of open land/countryside which contribute to character of Colney Heath • Should develop brownfield sites instead of countryside • Not previously developed land or grey belt • Not an allocated site in draft Local Plan • Site is not an infill…”

“Existing and increased flood risk • Wildlife and endangered species in area • No evidence relevant nature groups have been contacted to identify users of the bid watching facility – will it be used or ever built • Consideration should be given to securing swift bricks by way of condition • Nature/wildlife impacts and impact on habitats • Adjacent chalk stream needs to be preserved • Damage to the River Colne which is a chalk stream • Impact on underground stream • In a…”

Officer report

Who spoke

A speaker spoke in favour of the application, and a parish councillor spoke on the application.

The committee vote

The motion to grant approval subject to conditions was carried, with nine votes for, one against and no abstentions.

“It was moved by the Chair that the application be GRANTED approval subject to conditions as set out in the officers report and below. It was CARRIED.”

Minutes

Planning obligations

The permission was subject to obligations under section 106, including affordable housing, infrastructure contributions, open space, biodiversity gain and highways measures.

“Provision of 50% affordable housing. • Affordable tenure breakdown: Affordable Rent, 4 Social Rent, 7 Shared Ownership.”

“All S106 financial obligations are subject to indexation. The requested contributions and obligations are necessary to ensure compliance with the development plan and to make the proposed development acceptable in planning terms by mitigating the impacts of the proposed development. Further details and justification for the relevant obligations have been provided in the relevant consultee response or detailed within this report.”

Officer report