Save Our Sandridge - Questions And Answers

🔍 Understanding What’s Happening

Do we all need to comment?

Yes!

Even if your comments are like others, they still count. Planning officers group comments by topic, but every individual submission adds to the public weight. The number of objections shows how strong and widespread the opposition is. Ignore anyone who tells you numbers don’t matter — they do!

What does "Outline Planning Permission" mean?

It’s a way for a developer to ask if the idea of building (e.g. 49 homes) is acceptable in principle. It doesn’t include full details yet.

If outline permission is granted, a more detailed application (called Reserved Matters) comes later to decide the exact layout, design, landscaping, etc.

What stage are we at now?

We’re at the Outline Application stage.

The application can be “called in” by local councillors, meaning it will go to a planning committee for decision instead of just being decided by officers. The Green Man has been called in. A spokesperson will be invited to speak on behalf of those objecting, and the developer will also speak. 3 minutes each. It will then go to a vote.

If it’s approved, the developer still needs permission for Reserved Matters, but the main battle is now — this is the critical stage to object.

📋 Making Your Objection Count

What are valid objections (material considerations)?

These are planning reasons the council must consider, such as:

• Impact on Green Belt

• Traffic, access and road safety

• Poor access or infrastructure

• Flood risk and drainage

• Wildlife and habitat loss

• Visual harm and loss of rural character

• Impact on conservation area or heritage assets

• Sustainability (walkability, cycling, public transport)

📌 Download a full list of material considerations from our website or social media.

Do I have to be “anti-housing”, “anti-affordable housing” or a “NIMBY” to object to a new development?

Absolutely not.

Raising concerns about a new housing development does not make you anti-housing, anti-affordable homes, or anti-immigration. These are often misleading labels used to shut down valid community concerns.

You can fully support affordable housing and inclusive communities and still raise valid concerns about a specific development.

Objecting isn’t about saying “no” to new homes — it’s about asking for the right homes, in the right places, with proper infrastructure, access, environmental protection, and respect for local character.

It’s not “NIMBY” (Not In My Back Yard) to want responsible planning.

Objecting is about demanding better planning, not saying “no” to everyone who needs a home.

Why has my comment been removed or dismissed?

Comments can be rejected if they contain:

• Inappropriate language

• Personal or financial issues

• Non-material considerations (e.g. house prices)

Stick to the planning issues and your voice will be heard.

🏞️ Why This Land Matters

Is this land classed as “Grey Belt” now?

No — don’t be fooled. Some developers and councillors may call it “Grey Belt” to make it seem less protected. This is misleading. is not an official planning designation — but it’s a term sometimes used informally or politically to describe Green Belt land that may be considered for future development due to perceived lower environmental or scenic value.

However, it’s not legally recognised. All land designated as Green Belt remains protected in planning policy, unless it is formally removed from the Green Belt through a Local Plan Review process.

That said, when councils review Green Belt land during Local Plan consultations, they often assess sites against certain criteria to judge if land might be ‘suitable’ for release — and this is where the idea of "Grey Belt" comes in

The land is still Green Belt under national planning policy. Whilst it fits some of the criteria for ‘grey belt’, it has not been previously developed, has been used for grazing / farming, and sits on the edge of a conservation area. 

Why is the Green Belt important?

The Green Belt protects our countryside from inappropriate development. Here's why it matters:

🛠️ Encourages better development – Protecting Green Belt forces better use of brownfield (already developed) land.

🌆 Stops urban sprawl – Prevents villages like Sandridge from merging into towns like St Albans.

🌳 Safeguards Natural Habitat – Home to bats, owls, foxes, deer and rare species. Building here fragments habitats.

💧 Reduces flood risk – Open land absorbs water. Building on it increases surface runoff and flood potential.

🏘️ Preserves village identity – Helps protect views, rural boundaries and the historic setting of Sandridge.

⚖️ Nationally protected – The Green Belt is part of planning law and can only be built on in exceptional circumstances.

Once it’s gone, it’s gone for good.

📍 Key Developments to Know About

These are key sites to watch:

• Green Man site – 49 house development

• Shottfield Close – 84 house development

• Woollam Park – 1,000 homes proposed to the west of the railway, between Harpenden Road and the railway

• Sewell Park (Cala) - 150 homes recently approved behind Harpenden Road (to be surrounded by Woollam Park)

• Lightwood – (Sandridgebury Farm, between the railway and Heartwood Forest) - waiting on Woollam Park outcome

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

Why does this matter?

Heartwood landscape will be permanently altered. The pressure will continue until the Green Belt around us is reclassified as ‘available land’. This sets a dangerous precedent for future development.

That’s why every objection matters now.

🚸 Infrastructure, Promises & Pitfalls

Will roads, paths, and facilities be built?

Not always. There are many examples where developers:

• Didn’t build promised cycle lanes

• Reduced the affordable housing after approval

• Delayed or avoided infrastructure pledges

Even if conditions are set (like cycle lanes, affordable housing or GP provision), developers often apply to remove or reduce them later, claiming they’re no longer “viable”. Many communities are still fighting for promised facilities years after homes are built. Always question what’s promised — there are loopholes!

Will affordable housing happen?

Often developers reduce the percentage after getting approval, claiming it’s not “viable”.

Without strong community pressure, they get away with it.

📣 Your support matters. Here’s how you can help

What Can I Do to Help?

✅ Comment on the application (Ref: 5/2025/1218) using material considerations

✅ Talk to your neighbours and raise awareness

✅ Share posts on social media

✅ Join our fundraising efforts — we need to pay for independent experts (e.g. highways or ecology reports)

✅ Help gather local evidence, especially photos or sightings of wildlife, flooding, traffic

✅ Volunteer your skills (design, printing, admin, legal)

💰 Why are we fundraising?

Up to now, we’ve had support from local people offering printing, marketing, and advice for free. But to properly challenge this application, we need to pay for:

• Professional planning or ecology reports

• Independent highways assessments

• Legal or expert advice

Every pound helps us stand up for our village.

❓ Other Questions

Why should I care?

Because this is your village, your countryside, and your future. It will affect:

🏡 Where you live

🚗 How you travel

🏥 How long you wait to see a doctor

🌳 The fields you walk through

🐾 The wildlife around your home

👶 What’s left for future generations

I don’t understand the planning jargon – help!

Common terms:

• NPPF – National Planning Policy Framework (sets planning rules)

• LPA – Local Planning Authority

• CIL – Community Infrastructure Levy

• NIMBY – "Not in My Back Yard" (a term often unfairly used to dismiss genuine concerns)

• Reserved Matters – Later stage of planning that covers the detailed designs

• Material Considerations – Valid planning concerns

• Clause 22 – New power to revoke planning permission if developers mislead or give false information. This is a potential tool to hold developers accountable — but it must be used with evidence.

• PRoW – Public Right of Way

• S106 / Planning Obligation – Agreements where developers fund infrastructure

🗓️ What’s next?

1. Submit your comment before the deadline (check planning portal)

2. Stay engaged – more updates will come when the decision goes to the planning committee

3. Be ready for future applications (e.g. Shottfield Close)

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

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