REG 18 OBJECTION

As of the 25th September 2023 at 5pm, the Regulation 18 consultation is now closed.

The form below is inactive and will not reopen until a full review of the Regulation 19 has been completed. At this stage, we have no dates on when this will be, but we will continue to keep you informed of updates across this site.

Register Your Objection

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Your email will be sent to planning.policy@stalbans.gov.uk. It will be processed by their system, and you will receive a unique login to view your objection online.

You can find this objection at https://stalbans-consult.objective.co.uk/kse/event/37561/peoplesubmissions/

Use our streamlined one-click objection system below to send your concerns directly to St Albans Council. Feel free to use or modify our template to clearly express your objections.

Objection Subject Line

Objection Message

To Whom It May Concern,

I hereby submit, under the requisite statutory provisions and in accordance with the consultation policy, my formal objection to the proposed St Albans District Council (SADC) local plan 2041 development Regulation 18. This objection should be taken as my separate and individual submission in accordance with your agreed policy.

Infringement upon Green Belt Provisions:

a. The proposed development, as delineated in the new draft plan, appears to contravene established Green Belt principles. Leverstock Green's historical and environmental significance necessitates its preservation from unrestrained urban encroachment.

b. The proposed development, by virtue of its scale and nature, would precipitate a marked decline in biodiversity, thereby considerably adversely affecting wildlife as well as the quality of life of residents within both Dacorum and Leverstock Green. Such a development would invariably lead to heightened levels of stress, anxiety, and other associated mental health ramifications.

c. Recently, plans to build almost 200 new homes between Hatfield and St Albans were rejected by the St Albans City and District Council due to significant harm to the Green Belt. Despite the developers' claims of an acute need for housing in the St Albans district, the proposed schemes in Colney Heath were deemed inappropriate. The larger proposal by Vistry Homes was for up to 150 homes, and the smaller application by Tarmac was for up to 45 homes. Both applications were unanimously refused by councillors, highlighting the harm to the Green Belt "by reason of inappropriateness". This serves as a precedent that reinforces the importance of preserving the Green Belt and the concerns of local residents.

Environmental Imperatives:

a. It is a matter of public record that St Albans, with which Leverstock Green is intrinsically linked, grapples with acute water stress. Any development, therefore, must unequivocally prioritise water conservation measures.

b. Leverstock Green boasts a rich tapestry of biodiversity. The proposed development threatens to disrupt local ecosystems, endangering flora and fauna. The loss of green spaces and natural habitats could lead to a decline in native species, disrupting the ecological balance and diminishing the natural beauty of the area.

c. While the draft plan emphasises environmental conservation and climate change mitigation, the proposed development, if not executed with sustainability at its core, could significantly increase the carbon footprint of the area. The construction phase, coupled with the subsequent increase in vehicular traffic and energy consumption, could contribute to higher greenhouse gas emissions.

d. Any development in the region should be a beacon of sustainable design, energy efficiency, and renewable energy sources. Leverstock Green deserves a development approach that not only meets but exceeds current environmental standards, ensuring a minimal environmental impact and promoting a sustainable future.

e. Construction and development can lead to soil degradation, affecting its quality and fertility. This could have long-term implications for local agriculture and green spaces, potentially leading to erosion and loss of productive land.

f. Increased construction and subsequent habitation could lead to a decline in air quality. Dust from construction, emissions from increased vehicular traffic, and other pollutants could compromise the health of residents and further degrade the environment.

g. The tranquillity of Leverstock Green would be disrupted by construction noise, and later, by the increased activity in the developed areas. Such noise pollution can have detrimental effects on both human well-being and local wildlife.

Geological and Hydrological Considerations:

a. It is imperative to consider the unique geological features in the vicinity of the proposed development. Chalk streams, for instance, are a rare and invaluable natural resource. There are only 200 such streams in the world, 150 of which are in the UK and 20 in Hertfordshire alone. These streams are often referred to as the UK's equivalent of tropical rainforests due to their ecological significance. Any development that threatens these streams would not only be a local but also a global environmental tragedy.

b. Another geological feature of note is Potters Crouch Pit, which is located only 1.9 miles from Leverstock Green. This site contains Paramoudra and marl seams in Upper Chalk. The proximity and geological significance of Potters Crouch Pit make it a crucial consideration in any development plans. Any development that risks damaging this geological site would be a loss to both the scientific community and the heritage of the area.

c. Given that chalk formations often play a crucial role in natural water filtration and aquifer recharge, any development must be scrutinised for its potential impact on these vital hydrological processes. The presence of these unique geological features necessitates a comprehensive environmental impact assessment that specifically addresses their preservation.

Traffic, Accessibility, and Infrastructure Implications:

a. The strategic positioning of Leverstock Green between Hemel Hempstead and St. Albans cannot be overlooked. The proposed development, if executed without due diligence, risks exacerbating traffic congestion and compromising the village's accessibility. A recent proposal for 391 homes between St Albans and Watford was rejected, in part, due to inappropriate traffic mitigation measures, such as offering "bus vouchers" to new residents. Such superficial solutions are indicative of the challenges and concerns related to traffic congestion, which are equally pertinent to the Leverstock Green and Dacorum area.

b. The ramifications of the 2005 Buncefield oil depot explosion on Leverstock Green underscore the necessity for any new development to be undertaken with sensitivity and due regard for past adversities.

Community Infrastructure and Boundary Deliberations:

a. A significant portion of the development board pertains to the Dacorum council. The proximity in terms of travel time suggests a propensity for new developments to gravitate towards Dacorum's facilities rather than St Albans. Such a trajectory would not only prejudice the residents of Leverstock Green but would also unfairly strain the resources of the wider Dacorum area.

Hemel Garden Communities (HGC) Propositions:

a. The HGC initiative, with its ambitious vision for Dacorum and St Albans, casts a significant shadow over Leverstock Green. The proposed housing within the SADC area by 2050, particularly in proximity to Leverstock Green, threatens overdevelopment and encirclement.

b. Historical objections by the Leverstock Green Village Association (LGVA) against such expansive development remain pertinent. The Green Belt review's recommendations warrant reconsideration in light of these objections.

Historical Precedents and Prior Rejections:

a. The antiquity of SADC's current local plan, juxtaposed with the rejection of subsequent plans on grounds of legal compliance and soundness, necessitates a judicious approach to the current proposal.

Public Engagement and Transparency:

a. While SADC's exhibitions are commendable, the primary locus of concern remains the Leverstock Green area. It is imperative, in the interests of transparency and public engagement, for St Albans Council and The HGC project team to facilitate an exhibition in Leverstock Green, ensuring that the residents' concerns are addressed directly.

In summation, the proposed development warrants rigorous scrutiny and re-evaluation. The intrinsic character of Leverstock Green, its historical gravitas, and the legitimate concerns of its current residents should be paramount in any planning deliberations. I implore you to revisit the current proposal, ensuring the sanctity of Leverstock Green's heritage, its borders, and the welfare of its inhabitants remain of paramount importance in any development plans.

I anticipate that the principles of sustainability, legal compliance, and community welfare will be the touchstones of your decision-making process.

Warm regards,

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