✅ Material Considerations

(These are valid planning grounds that decision-makers must take into account.)

🟩 Green Belt and Local Plan

• The site lies in the Green Belt and the applicant has not demonstrated the "very special circumstances" required under the NPPF.

• Green Belt boundaries should only be altered where exceptional circumstances are fully evidenced and justified through plan preparation or updates.

• The site is not included in the Regulation 19 Draft St Albans Local Plan allocations.

• Granting approval would undermine the plan-making process and set a damaging precedent.

• North St Albans extension was not supported in the sustainability appraisal by AECOM in the Local Plan.

🚧 Highways and Safety

• Sandridgebury Lane is narrow with limited passing points and is used daily by horses and riders.

• An additional 100+ daily vehicle movements would cause congestion and pose safety risks for equestrians, pedestrians, and drivers.

• Sandridgebury Lane is prone to surface water and flooding, which increases safety risks.

• Parts of the site lie within Surface Water Flood Zones 2 and 3.

• The proposed drainage strategy is inadequate in an area with a known history of flooding.

• The proposed road widening near Sandridge High Street fails to address road safety further along the route.

• The application fails to provide adequate cycling infrastructure or safety measures.

• Safe cycle routes are essential in this rural location with limited public transport options.

🌿 Environmental and Landscape Impact

• The site is part of an ecological corridor linking Heartwood Forest to wider green spaces; development would fragment habitats.

• A net biodiversity loss of over 55% is confirmed—breaching the legal requirement for a 10% net gain

• Building here would increase flood risk for both new and existing homes.

• Loss of open fields and countryside views would damage Sandridge's rural character.

• Sandridge contains 25 listed buildings; development would harm the historic village setting.

🏡 Amenity Concerns

• No daylight or rights-to-light assessments have been provided.