The Council through its powers as Local Planning Authority, has a duty to ensure that any new development of land and/or buildings, ranging from adding an extension or a conservatory to your home, to the building of shopping centres, housing estates and office blocks, is undertaken in a sympathetic manner that protects residents' amenity and the environment. Town planning therefore acts to control inappropriate developments and facilitate good schemes in the interest of the whole community.
The Council can also be responsible for checking the progress of building work once it has started and ensuring that development is built in accordance with the plans and any conditions imposed. Such building control is enforced through the Building Regulations.
Anyone wanting to carry out new development is required to obtain the correct permissions and advisory leaflets or personal guidance can be obtained from the planning office to help those who find the process daunting.
The Department also has a role in investigating complaints where development is being undertaken without permission, or where the building works or the activity does not accord with what has been approved.
-
Planning - Development Control
The Development Control section of the Department deals with applications for planning permission for such work as new buildings, extensions, change of use - of buildings and land, and advertisements. Planning permission is normally required before most building or engineering works are carried out or changes made in the use of land or premises. Consent may also be required if you intend to make any internal and external alterations to a Listed Building (known as Listed Building Consent) or to demolish a substantial part or for the total demolition of a building in the Conservation Area (Conservation Area Consent).
The most frequent form of development is extensions to houses. If you wish to add an extension to your home and if you would like more information about applying for planning permission, please refer to the leaflets Planning. A Guide to Householders and A Householders Guide to Permitted Development Rights which are available from the second floor reception at the Council Offices. Alternatively you can contact the Development Control section on 01727 866100 Ext. 2344 or 2345.
Planning permission will normally take around 8 weeks to obtain once the application has been submitted. A planning application comprises, drawings of your proposal, a site plan to indicate the location of the property, completed application forms, and a fee the level of which varies dependant on the works involved (the amount is set by Central Government).
Planning applications are determined either by one of the three Area Planning Committees which meet every four weeks; or by officers under powers delegated to them by the Council's constitution. It is usually the case that applications for minor, uncontroversial developments are determined under delegated powers. The Planning Committees usually decide planning applications for major developments, those proposals which raise significant public concern, and those 'called in' by a District Councillor.
There is an opportunity for people to speak at the Planning Committee meetings. Guidance is available in the leaflets which can be found on this web site.
Appointments aren't necessary for planning application site visits. The officer will make a site visit at their convenience, unless they don't think that they will be able to get access. In which case, they will contact the applicant. However, appointments are required for Building Control site visits. The officers will visit a site only if there is a Building Regs application in and the applicant or their builder will need to phone the day before to make the appointment on either 01727 819289 or 819218.
Copies of Decision notices, Section 106 agreements and Tree Preservation Orders can be provided. All requests for copies should be put in writing to Technical Administration, Enterprise & Civic Environment, St Albans District Council, Civic Centre, St Peters Street, St Albans AL1 3JE. We make a charge of £15 per copied document and require the money before we will release the copies. Cheques should be made payable to St Albans District Council. Please ensure that you allow at least two weeks for your request to be processed.
-
Enforcement
Where development has taken place without planning permission or Building Control work has begun prior to the submission of Full Plans or a Building Notice the Council can take enforcement action and can as a last resort, prosecute any person undertaking work which is unauthorised.
Once planning permission has been given certain conditions may be attached that must be complied with and it is the role of the Enforcement section to ensure that this is done. This may include making sure for example that a new house or an extension is built in the right place and in accordance with the approved plans, that the correct bricks or tiles or other building materials are used, that windows and doors are in the right places, or that the correct number of car parking spaces have been provided.
If a complaint is received from any member of the public regarding building work or development, authorised or otherwise, the Enforcement section will investigate the matter as soon as possible and act accordingly. If you have any concerns over a development in your area you can contact the Enforcement section on 01727 866100 Ext. 2346.
Enforcement Policy
-
Conservation & Design
St Albans District has a rich heritage of historical buildings, many of which are protected from alteration and demolition by being listed. Some have national listed status, such as the St.Albans Old Town Hall and many of the buildings in Fishpool Street. There are many Conservation Areas throughout the District and the distinctive character and appearance of these areas is protected from unsympathetic change. This protection also extends to any trees that have a trunk diameter greater than 7.5cm at 1.5m above ground level.
The Conservation and Design section can offer invaluable advice regarding, for example, sympathetic alterations to Listed Buildings, or use of appropriate materials within the Conservation Area. If you have any queries, please contact 01727 866100 Ext. 2348.
-
Archaeology
The Council's Archaeologist holds a comprehensive database of the archaeology of the District. This is vital for assessing development proposals, given the importance of preserving our archaeological heritage and controlling any potential damage from building or engineering works.
If you have any queries, please contact the Council's Archaeologist on 01727 866100 Ext. 2252.
-
Trees and Woodlands
Many trees throughout the district are protected either through individual protection orders (TPO's) or by way of location within a Conservation Area. If you have a tree or group of trees protected by a Tree Preservation Order or a Conservation Area and you wish to carry out any form of pruning or apply for the removal of a protected tree within your property or seek to have a tree protected by a Tree Preservation Order please contact the Trees and Woodlands section on 01727 866100 Ext. 2363. Click for an application form and guidance notes. The Trees and Woodlands Section can also give advice about serving Tree Preservation Orders to protect trees that are deemed to be vulnerable.
St Albans District Council is responsible for the maintenance of the majority of highway trees under an agency agreement with the county council. The district maintains highway trees in St Albans, Chiswell Green, Bricket Wood, Harpenden, London Colney and Colney Heath.
The County currently maintain highway trees in Wheathampstead, Redbourn and Sandridge, as well as any trees in rural roads and trunk routes away from residential areas.
The work carried out by the District Council includes: Tree planting, pruning, felling and stump removal.
Tree planting is carried out to replace any losses through death, storm damage, or felling of declining/unsafe trees. The species of tree planted usually reflect the type already in use in any given road.
Pruning is carried out to ensure trees do not obstruct the pavement, highway or adjoining property. In addition, work is carried out to either thin trees to allow more light to pass through them, or to reduce the crowns of trees to control their size. Work is carried out according to the condition of the tree and the nature of any complaint. The council will however strive to retain natural shape and avoid work that is damaging to the health of the tree.
Felling is carried out if trees are found to be seriously diseased, decayed, dead, dying, or in a weakened condition. Stump removal usually follows after tree felling unless there are problems with access, or the site does not warrant such work.
The Council carries out most of its work as a result of enquiries from the public and from inspections by the two members of the Trees& Woodlands Section. The Trees & Woodlands Section can be contacted via telephone number 01727 819363. This number is also backed up by an answermachine.
Any enquiries relating to county trees should be directed to telephone number 01438 737320.
Information regarding the council's policy approach to the maintenance of all its trees on highways, parks, woodlands and housing property, as well as planning related issues to trees has been set out in more detail in the tree strategy and policy for St Albans City & District issued in the Autumn 2004.
Tree Strategy and Policy
- The National Planning Portal
We also link to the National Planning Portal, which is part of the common vision for improving the planning process in England and Wales. The Planning Portal provides guidance and information about making planning applications, as well as resources for study and research.
The main parts of the Planning Portal are:
