St Albans Planning Consultant
Cathedral city, Green Belt and a new plan
For three decades St Albans made decisions against a 1994 plan. That changed in September 2026, when the council adopted its new Local Plan to 2041. Cedar Planning helps homeowners, landowners and developers across the city, Harpenden and the villages apply the new policies to their own sites.
We are a Chartered practice led by Dan Malloy MRTPI. Cedar works throughout England from its Norfolk base, including Hertfordshire, and visits sites in the district whenever a project calls for it.
- RTPI Chartered
- Fixed-fee quotations
- Direct advice from a Chartered Planner
From a 1994 plan to a Local Plan for 2041
St Albans spent an unusually long time without an up-to-date plan. The District Local Plan Review was adopted in November 1994, a replacement plan was withdrawn in 2020 after examination, and the current plan was submitted in November 2024. The Inspectors reported in August 2026 that, with main modifications, it was sound, and the council adopted it in September 2026.
The new plan runs from April 2024 to March 2041 and provides for 15,045 homes, about 885 a year. Because more than 81 per cent of the district is Green Belt, meeting that figure required boundary changes. Strategic allocations include North St Albans, East St Albans, North East and North West Harpenden, West Redbourn and land west of London Colney.
The largest change sits on the western edge of the district. Hemel Garden Communities, shared with Dacorum, is planned for more than 4,300 homes by 2041 under Policies LG2 and LG3, with four growth areas to the north and east of Hemel Hempstead.
For most applicants the practical shift is that decisions now rest on modern, detailed policies rather than saved 1994 wording. Design is covered by Policy SP12 and DES1 to DES8, the historic environment by SP11 and HE1 to HE8, and the city centre by the TCR policies.
Older advice may now be out of date
Pre-application letters, refusals and appeal decisions issued before September 2026 were framed around the 1994 plan and a housing shortfall. If a scheme stalled under that regime, it is worth reassessing it against the adopted policies before resubmitting or appealing.
What makes St Albans applications different
Outside the city, Harpenden and the larger villages, almost all land is Green Belt. Policy LG5 applies, and LG9 deals with extensions and replacement buildings, so size and design need careful justification.
The city stands beside Verulamium, a scheduled Roman town, and around the cathedral and abbey precinct. Archaeology under Policies HE3 to HE5 can shape foundations, basements and even small extensions.
Article 4 Directions cover areas including Verulam and Fishpool Street, Sopwell Lane and Albert Street, and Cunningham Avenue, removing rights for changes that would be permitted development elsewhere.
The Harpenden Neighbourhood Plan, made in 2019, adds local tests on design and character. It is part of the development plan and sits alongside the district-wide policies in any Harpenden decision.
How Cedar helps in St Albans and Harpenden
Most of our St Albans instructions involve Green Belt, heritage or both. We quote a fixed fee for every piece of work.
Householder Planning Applications
Extensions, loft conversions and outbuildings in the city and Harpenden, designed and argued against the new DES policies, the relevant neighbourhood plan and any conservation area controls.
View serviceHeritage Statements
Statements for listed buildings and the St Albans Conservation Area, including Fishpool Street and Holywell Hill, addressing Policy HE1 and the archaeological sensitivity of the historic core.
View serviceGreen Belt Development
Advice on replacement dwellings, extensions and rural buildings in the Green Belt, including whether a site may qualify as grey belt or limited infilling.
Read the guideLocal Plan Representations
The council is preparing to start work on its next plan. We help landowners position sites early, with evidence on Green Belt purposes and deliverability.
View servicePlanning Objections
Objections for residents and groups affected by proposals on newly released Green Belt sites or infill development, grounded in the adopted policies.
View servicePlanning Statements
Supporting statements for larger schemes that set out compliance with SP1, the strategic allocations and the design and heritage policies.
View serviceReading the new St Albans policies
Policy SP1 sets the spatial strategy and settlement hierarchy, with St Albans as the city and Harpenden as the main town. Policy SP3 and the LG policies explain how Green Belt land has been released and how the remaining Green Belt is protected, including compensatory improvements under LG6 and affordable housing exceptions under LG7.
The five made neighbourhood plans remain part of the development plan, so a proposal in Harpenden, Sandridge, St Stephen, Redbourn or Wheathampstead must satisfy both levels. Hertfordshire County Council's minerals and waste documents also apply where relevant.
Policies that decide most cases
The main tests for development in the Green Belt and for extending or replacing existing buildings there.
New development, public space, efficient use of land, amenity standards, building heights, servicing and shopfronts.
Designated and non-designated assets, archaeology, scheduled monuments, changes of use and responsible retrofitting of historic buildings.
Housing mix, affordable housing, specialist and accessible homes, self-build plots and provision for Gypsies and Travellers.
A Consultancy That Works With You, For You
A newly adopted plan brings uncertainty as well as clarity. Officers and applicants are still learning how policies such as LG9 and DES4 will be applied, and there is little appeal case law on them yet. A carefully argued application gives the council clear reasons to approve.
Heritage and Green Belt issues often arise on the same site in St Albans. We handle both, so the heritage case and the planning case do not pull in different directions.
RTPI Chartered
Led by a Chartered member of the Royal Town Planning Institute with more than ten years of public and private-sector planning experience.
Honest Prospects
A realistic view of the planning risks and options before you commit time or money.
Fixed, Transparent Fees
Fixed-fee quotations agreed before work starts, so you know the cost from the outset.
Direct Access
You deal with the Chartered Planner doing the work, not an account manager.
Planning Consultants Across Hertfordshire
We cover every council area in Hertfordshire. See our main Hertfordshire planning consultant page.
St Albans Planning FAQs
Does the 1994 St Albans plan still apply?
No. The new Local Plan was adopted in September 2026 and replaces the saved policies of the 1994 District Local Plan Review. Applications decided now are assessed against the new plan, the made neighbourhood plans and the NPPF. Permissions granted earlier remain valid, but any fresh application will be judged on the new policies.
Do I need to follow the Harpenden Neighbourhood Plan?
Yes, if your site is in the Harpenden area. The plan was made in February 2019 and forms part of the development plan. Its design and character policies are read alongside the district's DES policies, and officers will expect an application to show how it meets both.
Can I extend my house in the Green Belt near St Albans?
Often yes, if the extension is not disproportionate to the original building. Policy LG9 now provides the local test. Previous extensions count towards the total, so the planning history matters. Our Green Belt extensions guide explains the principles.
Is there grey belt land in St Albans district?
The NPPF definition can apply anywhere in the Green Belt, including land around London Colney, Colney Heath and Bricket Wood. Whether a particular site qualifies depends on how much it contributes to checking sprawl, preventing towns merging and protecting historic towns. See our grey belt guide.
Will archaeology affect my project in the city centre?
It may. St Albans has Roman, medieval and later remains close to the surface in many areas, and Verulamium is a scheduled monument. The council may ask for a desk-based assessment or impose an archaeological condition, so allow for this in the programme.
Should I appeal a refusal issued under the old plan?
Any appeal would now be decided against the adopted plan. That can help or hinder, so we review the refusal against the new policies before advising. Our planning appeals service explains the process.
Get a Free Quote
Tell us what you are trying to achieve and where the property or site is. We will give you an initial view and a fixed-fee quote.
Or email us at info@cedarplanning.co.uk with the relevant information.
For projects in St Albans, Harpenden or the Green Belt villages, arrange a free 15-minute call or read about our heritage statements and householder applications.