Land South Of Hedges Farm North Orbital Road Hertfordshire St Albans AL2 2ET Data via plota.co.uk

5/2026/1662 - PPOR Pending

Proposal

Construction of a Strategic Rail Freight Interchange (SRFI) comprising an intermodal terminal and rail and road served distribution units (331,665m2 in Use Class B8 including ancillary B1/B2 floorspace) within Area 1, with associated road, rail and other… Data via plota.co.uk

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View original council record ↗Last checked 12 Sept 2026, 08:05

Application progress

✓

Received

10 Sept 2026

Decision

Expected by 5 Nov 2026

This application is under consideration - no decision has been issued yet. Plota predicts a decision around 5 Nov 2026, from recent full applications across the UK.

Documents

View the documents on the council's website ↗

Site constraints 2

Green belt: London

Inappropriate development needs very special circumstances.

Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm.

Agricultural land, grade 3a

Best and most versatile land (grades 1, 2 and 3a). Predicted from the national soil map. The older provisional map agrees.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Not affected

Outside flood zones 2 and 3 · No listed building at the site · No scheduled monument at the site

Checked on 11 September 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: St Albans
Application type: PPOR
Postcode: AL2 2ET
Received: 10 Sept 2026
Applicant: Show
Agent: Twenty5 Planning Limited (Twenty5 Planning Limited)

Decision outlook

Day 4 of the 56-day target. Councils usually decide full applications by day 56.

prediction

Day 452 days to the 56-day target

61%decided within 8 weeks

87%approved

54,582decided in the last year

Plota live figures for full applications decided across the UK in the last twelve months, from validation; too few recent full applications in St Albans to go on. St Albans decision record →

Consultation & key dates

Alt. reference: 323737PLN
Planning Portal ref: 15172710

St Albans

Planning Authority Score

1.1/10

Poor

#290 of 296 councils

Relevant to this application:

Householder decisions

St Albans is one of the slowest councils in England for householder decisions, ranking #285 out of 296. The council extends the time limit on 64% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly less likely to be approved here (88%) than the national average (90%).

Among the slowest councils in England

for householder decisions

These figures are council-wide context, not a prediction for this application. View full council performance

St Albans decision statistics

Based on MHCLG data, the year to March 2026

87%

Overall approval rate

Above avg (87%) #180 of 296

88%

Householder approved

Below avg (90%) #226 of 296

29%

Decided in 8 weeks

Below avg (63%) #285 of 296

64%

Extended time limit

Above avg (41%) #278 of 296

74%

Minor dwellings approved

130 decided (1-9 homes)

61%

Major dwellings approved

18 decided (10+ homes)

77%

Change of use approved

26 decided

1,411

Total decisions

184 refused in the year to March 2026