Proposed Development

Colney Heath

Colney Heath, AL4 0QA

Learn about our emerging proposals at Colney Heath, St Albans.

We purchased the land at Colney Heath in November 2021 after an outline planning permission for the construction of up to 100 new homes had been approved at appeal.

It’s now our role to take the development forward to the next stage in the planning process and to prepare a reserved matters planning application. We are working closely with Colney Heath Parish Council, North Mymms Parish Council, St. Albans City & District Council (SACDC), Welwyn Hatfield Council (WHC) and other key stakeholders to develop our proposals. 

The site falls between two districts, so both St. Albans City & District Council (SACDC) and Welwyn Hatfield Council (WHC) will make a decision on our application. 

It’s important to us that we listen to the views of the local community as we develop our plans. You can find out more about our proposals on this web page which will be updated as our plans evolve. 

We held an online consultation between Monday 7th February to Sunday 20th February 2022. We reviewed all feedback received and submitted a reserved matters planning application to SACDC and WHC on 1st April 2022.

You can view and comment on our planning application by visiting SADC and WHC's planning portals and searching the following reference numbers:
 
Welwyn Hatfield Council: 6/2022/0824/RM
St. Albans City & District Council: 5/2022/0879

If you have any questions on our proposals, please contact us on [email protected].
Some images are used for illustrative purposes only and include optional upgrades at additional cost. Development managed by Taylor Wimpey South Midlands.

Development Map

The masterplan

We want to create a thriving new community in Colney Heath. Our plans are in line with the approved outline planning permission granted via appeal in June 2021. The site is allocated for residential development in St Albans City & District Council Neighbourhood Plan and our proposals meet the objectives that the plan sets out.

Our proposals currently include:

  • Up to 100 high-quality new homes
  • 45% affordable housing which will be split between affordable rent and shared ownership
  • A mix of 1 bedroom maisonettes, 2, 3, 4 and 5 bedroom homes
  • A large area of green open space to the north, near Roestock and a series of smaller green spaces
  • Attractive landscaping around the perimeter of the site 
  • New footpaths to integrate into the surrounding countryside and beyond 
  • 10% of the properties dedicated to self-build housing which will be detailed within the reserved matters application.
  • Provision for electric charging plug-in points for electric vehicles to car parking spaces. 
 

Street scenes

The appearance of the new homes will be reflective of the local area and we’ll use locally sourced materials to ensure the development is in keeping with existing houses nearby.

The proposed homes will be of a traditional style using mainly buff brick, render, and red brick detailing, as well as multi-pane windows. The homes will also feature bay windows, open porches and pitched roofs and chimneys.

 

To create a pleasing street scene and to create a safe and attractive environment, all of the homes will be orientated to front onto the street.

 

A ‘tenure blind’ approach shall be applied to both private market sales homes and affordable housing. Through the use of external materials or additional design features, it will not be made obvious to new residents or the wider community as to which homes are private and which ones are affordable housing.

 

‘Key buildings’, will act as focal points throughout the proposed development and will be positioned strategically to create visual interest and a sense of place. They will incorporate enhanced design features, examples of which can be seen in our proposed house type images, provide a transition to focal areas and will help assist with navigating through the development. 

 

Street scene shown is an indicative image only 

About our proposals

Homes proposed

Our proposals include up to 100 homes, comprising 1 bedroom maisonettes and  2, 3, 4 and 5 bedroom homes.
We are proposing a mix of detached, semi detached and terraced designs. The majority of the houses around the perimeter of the site will be two storey, and those in the centre up to 2.5 storeys.

In line with the approved outline planning permission, our plans include 45 private homes, 45 affordable homes and 10 homes dedicated to self build. All of the homes will have private, enclosed and secure rear gardens so residents can enjoy their own outdoor space. 

All of the new homes will comply with ‘accessible and adaptable dwellings’ standards, incorporating features that make it potentially suitable for a wide range of occupants, including older people, those with reduced mobility and some wheelchair users. 

Homes proposed

Our proposals include up to 100 homes, comprising 1 bedroom maisonettes and  2, 3, 4 and 5 bedroom homes.
We are proposing a mix of detached, semi detached and terraced designs. The majority of the houses around the perimeter of the site will be two storey, and those in the centre up to 2.5 storeys.

In line with the approved outline planning permission, our plans include 45 private homes, 45 affordable homes and 10 homes dedicated to self build. All of the homes will have private, enclosed and secure rear gardens so residents can enjoy their own outdoor space. 

All of the new homes will comply with ‘accessible and adaptable dwellings’ standards, incorporating features that make it potentially suitable for a wide range of occupants, including older people, those with reduced mobility and some wheelchair users. 

Homes proposed

Our proposals include up to 100 homes, comprising 1 bedroom maisonettes and  2, 3, 4 and 5 bedroom homes.
We are proposing a mix of detached, semi detached and terraced designs. The majority of the houses around the perimeter of the site will be two storey, and those in the centre up to 2.5 storeys.

In line with the approved outline planning permission, our plans include 45 private homes, 45 affordable homes and 10 homes dedicated to self build. All of the homes will have private, enclosed and secure rear gardens so residents can enjoy their own outdoor space. 

All of the new homes will comply with ‘accessible and adaptable dwellings’ standards, incorporating features that make it potentially suitable for a wide range of occupants, including older people, those with reduced mobility and some wheelchair users. 

Homes proposed

Our proposals include up to 100 homes, comprising 1 bedroom maisonettes and  2, 3, 4 and 5 bedroom homes.
We are proposing a mix of detached, semi detached and terraced designs. The majority of the houses around the perimeter of the site will be two storey, and those in the centre up to 2.5 storeys.

In line with the approved outline planning permission, our plans include 45 private homes, 45 affordable homes and 10 homes dedicated to self build. All of the homes will have private, enclosed and secure rear gardens so residents can enjoy their own outdoor space. 

All of the new homes will comply with ‘accessible and adaptable dwellings’ standards, incorporating features that make it potentially suitable for a wide range of occupants, including older people, those with reduced mobility and some wheelchair users. 

Homes proposed

Our proposals include up to 100 homes, comprising 1 bedroom maisonettes and  2, 3, 4 and 5 bedroom homes.
We are proposing a mix of detached, semi detached and terraced designs. The majority of the houses around the perimeter of the site will be two storey, and those in the centre up to 2.5 storeys.

In line with the approved outline planning permission, our plans include 45 private homes, 45 affordable homes and 10 homes dedicated to self build. All of the homes will have private, enclosed and secure rear gardens so residents can enjoy their own outdoor space. 

All of the new homes will comply with ‘accessible and adaptable dwellings’ standards, incorporating features that make it potentially suitable for a wide range of occupants, including older people, those with reduced mobility and some wheelchair users. 

Homes proposed

Our proposals include up to 100 homes, comprising 1 bedroom maisonettes and  2, 3, 4 and 5 bedroom homes.
We are proposing a mix of detached, semi detached and terraced designs. The majority of the houses around the perimeter of the site will be two storey, and those in the centre up to 2.5 storeys.

In line with the approved outline planning permission, our plans include 45 private homes, 45 affordable homes and 10 homes dedicated to self build. All of the homes will have private, enclosed and secure rear gardens so residents can enjoy their own outdoor space. 

All of the new homes will comply with ‘accessible and adaptable dwellings’ standards, incorporating features that make it potentially suitable for a wide range of occupants, including older people, those with reduced mobility and some wheelchair users. 

Homes proposed features

Connectivity

We understand that a new development will have an impact on the existing community and we have carefully considered this as we have developed our proposals.
As approved in the outline planning application, the main access into the development will be via  Bullens Green Lane, to the east of the site boundary. This primary road will run centrally through the scheme, with secondary, private roads branching-off to access homes. This road and pedestrian network allows for the creation of attractive street scenes. 

We will introduce speed mitigation measures to help reduce traffic speeds, notably through the centre of the development’s main access road. The specific measures to be installed will be agreed through the planning process. Appropriate consideration will be given to corner radii and visibility splays to allow for safe and convenient access around the development. The proposed street layout will also provide sufficient turning facilities to enable Fire Appliances, Ambulances, delivery vehicles and Refuse/Recycling vehicles to fully access the development.

We are also proposing a number of pedestrian footpath routes throughout the development. Shared vehicular and pedestrian surfaces will be introduced when leading onto private drives, in line with the design guidance of the local authority.

A pedestrian footpath, accessed via Fellows Lane, has been approved under the outline planning permission and another pedestrian link is under consideration to the south-east corner of the proposed scheme which would connect to an existing route already used by members of the established community.

The existing public right of way (PRoW) running towards the north of the site is to be maintained and upgraded as part of the connectivity of the scheme to the wider area.

Parking

The proposed scheme incorporates the required number of parking spaces for each home as well as sufficient dedicated visitor parking bays, in line with the design standards of both St. Albans City & District Council (SACDC), Welwyn Hatfield Council (WHC). 
The parking strategy provides ‘on-plot’ parking with the majority of homes served by either individual or shared driveways. Allocated spaces will also serve homes with adequate parking to the front of properties.

Many homes will be allocated single or double garages with parking to the front, with secured and private access available to residents. The majority of parking bays will be well overlooked, adding a further level of security to the proposed scheme.

Provision for electric vehicles will be encompassed within the scheme, allowing for electric plug-in charging points for private car parking spaces.
 

Drainage

We have carefully considered our plans to ensure a sufficient drainage strategy is put in place.
Surface water from the site will be pumped to the Thames Water network at the existing greenfield runoff rate. To reduce the impact of the proposed development on the existing drainage network, attenuation basins will be provided to store surface water during storm intensities of up to 1 in 100 years, with an additional 40% allowance for climatic change. Additional surface water treatment will be provided in the form of swales and permeable paving. Our proposals will also seek to address the surface water flooding on Bullens Green Lane by incorporating the additional flow within the drainage network on site.

Foul water will be pumped from the site to the existing Thames Water network. Thames Water have confirmed that there is sufficient capacity in both the foul and surface water networks. 

Landscape and Ecology

Preserving and enhancing local wildlife is a key consideration when we plan and build new developments. We have carried out a number of ecological surveys which have not identified any constraints.
The landscape and ecology of the site will be carefully considered through the detailed design, taking care to protect the most important trees and hedges around the site and minimising any breaks in the existing
planting for access. 

Our proposals include areas of new green space which will be designed to be multifunctional to benefit residents and wildlife and to deal with the sustainable management of surface water within the site. The green spaces will include areas for quiet relaxation and active play, and will all be overlooked by the new housing. The planting will include species of value to local wildlife and also edible species, such as fruit trees for residents to pick. We also propose to incorporate wildlife enhancements such as bird and bat boxes, throughout the scheme.

Our approach features

Open space

Ensuring our residents and the local community have access to beautiful green open spaces is a key consideration. 

There is a vast amount of open space offered throughout the proposed new development. Adequate attenuation and open space is proposed to the north-west of the scheme, incorporating the existing and upgraded Public Right of Way route.

 

Green-lined and soft landscaped verges are also proposed to provide a softened approach throughout the development. 

 

Community facilities and amenities

We want to deliver new homes and facilities that positively integrate with and enhance the local community.
If our reserved matters planning application is approved we will make a financial contribution of around £3.2 million towards local facilities. This money will be allocated between St. Albans City & District Council (SACDC) and Welwyn Hatfield Council (WHC), as specified in the Section 106 Legal Agreement which accompanies the outline consent. Contributions will be made towards healthcare, education, sports and leisure facilities to name a few. 

Household refuse and recycling will be stored in rear gardens, or in designated storage buildings for the one bedroom maisonettes. Where necessary,  for example where a private drive meets the adoptable road, refuse collection points will be provided.
 
Adequate street lighting will provide a well-lit development, helping to provide a safer environment for residents.

Community benefits features