Current Status

Green Man (Ref: 5/2025/1218)

Proposal: Outline application for 49 dwellings on Green Belt land

Status: Called in to Development Management Committee (DMC)

Current Position: Awaiting committee date and officer recommendation.

Shottfield Close (Ref: 5/2025/1556)

Proposal: Outline application for 84 dwellings on Green Belt land

Status: Called in to Development Management Committee (DMC)

Current Position: Awaiting committee date and officer recommendation.

Where are we now?

• Both applications remain under consideration by St Albans City & District Council.

• No decision has yet been made on either application.

• Awaiting DMC (Development Management Committee) date

• Residents can continue monitoring the applications and any revised documents submitted by the developers.

• Save Our Sandridge will publish updates as soon as new information becomes available.

Current Situation (June 2026)

Why is it taking so long, it's been 11 months?

Planning applications can remain under consideration for many months, particularly where there are significant objections, consultation responses outstanding, technical issues to resolve, or policy matters that require detailed assessment.

A delay does not indicate whether an application is more likely to be approved or refused. It simply means the process is still ongoing.

When will the application go to committee?

At present, no committee date has been confirmed.

The timing is determined by the council once planning officers have completed their assessment and prepared a recommendation report.

As soon as a committee date is announced, we will share details through our website and social media channels.

Can I still submit comments?

Yes.

Although the formal consultation period may have ended, the council continue to accept additional comments until a decision is made. You may be able to do this directly through the portal for Green Man and Shottfield or email planningcomments@stalbans.gov.uk (you need to include the planning reference number [5/2025/1218 for Green Man or 5/2025/1556 for Shottfield] and your real name and full postal address).

If new information emerges, plans change, or you have further planning concerns, it can still be worthwhile submitting them again.

What if the developer changes the plans?

Developers frequently amend applications during the planning process.

If significant changes are made, the council may undertake a further consultation exercise.

Residents should continue monitoring the application and reviewing any revised documents carefully.

Understanding What's Happening

Do we all need to comment?

Yes.

Every individual submission matters.

Planning officers will often group comments by topic when preparing their reports, but every objection is recorded and considered. Planning decisions are not determined by a simple count of objections. However, a large number of comments demonstrates the scale of community concern and helps ensure local issues receive proper scrutiny.

What does "Outline Planning Permission" mean?

Outline Planning Permission is a way for a developer to ask whether the principle of development is acceptable.

It does not include all of the detailed design information.

If outline permission is granted, the developer must later submit a further application known as Reserved Matters, which covers details such as:

• Layout

• Design and appearance

• Landscaping

• Scale

• Access (where reserved)

What stage are we at now?

We are currently at the Outline Application stage.

Both the Green Man and Shottfield Close applications have been called in for determination by the Development Management Committee (DMC), rather than being decided solely by planning officers.

At the committee meeting:

• A spokesperson for objectors may speak

• The applicant/developer may speak

• Councillors will debate the application

• Councillors will then vote on whether to approve or refuse it

Although Reserved Matters would still need approval if outline permission is granted, the current stage is the key opportunity to challenge whether development should take place on the site.

Making Your Objection Count

What are valid objections (material considerations)?

These are planning matters that the council must consider when determining an application, including:

• Impact on Green Belt

• Traffic, access and road safety

• Highway capacity

• Flood risk and drainage

• Wildlife and habitat loss

• Visual impact and landscape harm

• Impact on village character

• Impact on conservation areas and heritage assets

• Sustainability

• Walking, cycling and public transport provision

• Noise, pollution and environmental impacts

Download our full guide to material considerations from our website or social media channels.

Do I have to be "anti-housing", "anti-affordable housing" or a "NIMBY" to object?

Absolutely not.

You can support affordable housing and recognise the need for new homes while still raising legitimate concerns about a particular development.

Objecting is not about saying "no" to all development.

It is about ensuring that housing is built in appropriate locations, with adequate infrastructure, proper environmental protections, safe access arrangements and respect for local character.

Why has my comment been removed or dismissed?

Comments may be rejected if they contain:

• Inappropriate or offensive language

• Personal attacks

• Matters unrelated to planning

• Financial concerns such as house prices

To maximise impact, focus on material planning considerations.

Does the number of objections matter?

Planning decisions must be based on planning policy and material considerations, not on a simple vote.

However, the number of objections can demonstrate the strength of community concern and ensure local issues receive proper attention.

Quality and relevance are important, but every individual submission helps.

Why This Land Matters

Is this land classed as "Grey Belt" now?

No.

The sites remain designated Green Belt.

"Grey Belt" is a relatively new planning term that may be used in national planning discussions to describe certain Green Belt sites that make a limited contribution to Green Belt purposes.

However, it is not a separate planning designation.

The Green Man and Shottfield Close sites remain Green Belt unless formally removed through the Local Plan process.

The land has not been previously developed, has agricultural and grazing uses, and sits adjacent to important landscape and heritage assets.

Why is Green Belt important?

Green Belt exists to:

🌆 Prevent urban sprawl

🏘️ Maintain separation between settlements

🌳 Protect countryside and wildlife habitats

💧 Help absorb rainfall and reduce runoff

🚶 Preserve rural landscapes and recreational spaces

🏛️ Protect the setting of historic settlements

🛠️ Encourage redevelopment of previously developed (brownfield) land

⚖️ Deliver nationally recognised planning objectives

Once Green Belt is lost to development, it is rarely restored.

Key Developments to Know About

Green Man

Outline application for 49 dwellings.

Shottfield Close

Outline application for 84 dwellings.

Woollam Park

Approximately 1,000 homes proposed west of the railway between Harpenden Road and the railway corridor.

Sewell Park (Cala)

Approximately 150 homes approved behind Harpenden Road.

Lightwood (Sandridgebury Farm)

Land between the railway and Heartwood Forest. Future proposals may depend on wider strategic planning decisions.

See the Links to Developers and Other Developments pages for more information

Why does this matter?

The cumulative effect of multiple developments could significantly alter the landscape around Sandridge and Heartwood Forest.

Many residents are concerned that approving development on Green Belt sites may increase pressure for further Green Belt release in future.

This is why it is important that each application is considered carefully on its own planning merits.

Infrastructure, Promises & Pitfalls

Will roads, paths and facilities be built?

Developers often propose infrastructure improvements as part of planning applications.

These may include:

• Footpaths

• Cycle links

• Road improvements

• Open space

• Community facilities

However, details are often subject to planning conditions, legal agreements and later approvals.

Residents should carefully review what is being proposed and how it would be secured.

What is a Section 106 Agreement?

A Section 106 (S106) Agreement is a legal agreement between the developer and the council.

It can require contributions towards:

• Education

• Healthcare

• Highways

• Public open space

• Affordable housing

• Other local infrastructure

These agreements are intended to help mitigate the impact of development.

Will affordable housing happen?

Many developments include affordable housing proposals.

However, developers can sometimes seek amendments to affordable housing levels or other obligations if they later argue that a scheme is no longer financially viable.

This is one reason why residents often pay close attention to planning conditions and legal agreements.

What about pressure on local services?

This can be a relevant planning issue where supported by evidence.

Examples may include impacts on:

• GP surgeries

• Schools

• Roads

• Public transport

• Utilities

The strongest representations identify specific impacts and evidence rather than making general statements.

Why are flooding concerns relevant if the site is not in a flood zone?

Flooding is not only about rivers overflowing.

Planning authorities must also consider:

• Surface water flooding

• Drainage capacity

• Runoff from new roads and roofs

• Impacts on neighbouring properties

Even sites outside designated flood zones can create local drainage issues if water is not properly managed.

Committee Meeting Questions

Can residents speak at the committee meeting?

Usually, yes.

Objectors are generally allocated a limited speaking slot and must nominate a spokesperson. Save Our Sandridge intend to speak and will have prepared a 3-minute section. We hope that the Parish Council, and our District Ward Councillor Simon Johns will also speak. 

The applicant is normally given a similar opportunity to speak.

Councillors then debate the application before voting.

What if officers recommend approval?

Planning officers make recommendations.

However, elected councillors make the final decision when an application is determined by committee.

Councillors may vote differently from the officer recommendation if they have sound planning reasons for doing so.

Is it all over if outline permission is granted?

No, but it would be a significant stage.

Reserved Matters applications would still need to be submitted and approved before development could proceed.

Residents would have opportunities to comment on those later applications.

However, the principle of development would generally already have been established.

Does planning permission last forever?

No.

Planning permissions usually contain time limits, often requiring development to commence within a specified period.

If development does not begin within that timeframe, the permission may lapse.

Your Support Matters

What can I do to help?

✅ Submit comments where appropriate

✅ Talk to neighbours and raise awareness

✅ Share updates on social media

✅ Support fundraising efforts

✅ Report wildlife sightings, flooding incidents and traffic concerns

✅ Volunteer skills such as design, administration, legal, planning or communications support

Why are we fundraising?

We have benefited greatly from volunteer support and donated expertise.

However, independent professional advice can be expensive.

Funds may be needed for:

• Planning consultants

• Highway assessments

• Ecology reports

• Landscape assessments

• Specialist legal advice

Every contribution helps strengthen community engagement with the planning process.

Other Questions

Why should I care?

Because planning decisions made today can affect the future of Sandridge for generations.

They can influence:

🏡 Housing and village character

🚗 Traffic and road safety

🏥 Local services

🌳 Countryside and public spaces

🐾 Wildlife and biodiversity

👶 What future generations inherit

I don't understand the planning jargon – help!

See our jargon buster page

What's Next?

✅ Check the Save Our Sandridge website regularly for updates

✅ Follow and share our Facebook page to help keep the community informed

✅ Watch for announcements of Development Management Committee (DMC) dates

✅ Attend the DMC when either application is considered to show community interest and support

✅ Support our fundraising and volunteer efforts where possible

We will continue to share updates as soon as new information becomes available.

Please share this website and our campaign far and wide to raise awareness

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This page was most recently updated on Thu 04-Jun-2026