Council approves 550 homes on Ambrose Lane, Harpenden, facing Green Belt and traffic concerns. Affordable housing included.
The development will include 420 homes and 130 homes for older people. Plans also include a nursery for 110 children, two sports fields, a pavilion, parks, gardens, and play areas. Legal & General proposed these plans in 2023.
The plan was revised to include more social and affordable housing. Half of the 420 homes will now be affordable, in line with government regulations. Approximately 46% are for affordable ownership, 39% for rent, and 15% for social rent.
Council staff urged councillors to approve the plan, arguing that the land qualified as “grey belt” land which is easier to build on compared to Green Belt. They argued that developing on the site wouldn’t negatively impact the Green Belt or contribute to urban sprawl.
However, some councillors disagreed with the classification of the land as grey belt. One councillor argued it was simply Green Belt land, releasing it solely for construction purposes. He believed it clearly expanded into the Green Belt.
The committee chair emphasized the council’s vulnerability due to the lack of a current Local Plan and a low housing supply. They were unable to demonstrate five years’ worth of available land, making it more challenging to reject the building plan. A new plan is currently awaiting approval.
Recent construction has only yielded 330 homes, while the government mandates 1,660 new homes per year. Supporting the building plan, one councillor stressed the need to look forward and meet housing targets. She stated that there would be no valid grounds for refusal.
She emphasized the need for affordable homes for young families and key workers and believes that developments like this help Harpenden’s growth. Legal & General echoed this sentiment, stating that the housing aids “good growth.”
The average house price is 18 times the local average earnings, and rents start high, around £1,100 per month. Plots identified in Arup’s Green Belt review might face changes. Two plots were deemed essential to the Green Belt but were absent from the draft Local Plan, with one plot earmarked for 293 homes.
Even if the land was not “grey belt,” staff believed the benefits of building there outweighed the problems. This initial approval will now require further detailed plans. During consultations, over 1,800 people expressed objections.
The Harpenden Town Council and numerous schools voiced their strong opposition. Several local representatives, including ward councillors, also opposed the development.
The plans feature a cycle lane on Luton Road, which ends at the narrow Nickey Line Bridge. One councillor voiced concerns that the convergence of cars, bikes, and walkers at the bridge could create a “death trap.”
Despite these concerns, Hertfordshire Highways did not object to the plan. They acknowledged the anticipated increase in traffic, but considered the rise relatively small. Access will be provided from Luton Road, with connections to Roundwood Lane Junction and Cooters End Lane.
Hertfordshire County Council determined that new schools would be unnecessary. However, the builder is required to contribute £9.5 million towards local education. Following the discussions, several councillors voted to approve the building, while others voted against it, and one person abstained from voting.