Our proposals
A landscape led masterplan that will introduce new housing, care home facility, local centre and primary school
As part of this planning application, Oaklands College and Taylor Wimpey will be bringing forward joint proposals for the college improvements, and a residential development to the north of the Oaklands College site.
Our landscape led masterplan will introduce new housing, care home facility, local centre and primary school.
Key features
The proposals include:
- 472 new, high quality homes, including affordable. This is in line with the emerging draft local plan for St Albans City and District Council and Sandridge Neighbourhood Plan.
- A new local Centre, which will include retail space.
- Extra care facility for up to 80 residential homes, meeting the growing needs of the community.
- Safeguarding of land for a new primary school.
- Enhanced open spaces.
- Improvements to existing access routes.
- Play Spaces.
- Biodiversity net gain of 10%.
These proposals are all being brought forward in line with the emerging local plan, and the Sandridge Neighbourhood Plan, in addition to consultation with planning officers.
The site
Masterplan
Local centre
Care home
SUDs attenuation basin
Primary access to development
Emergency access / Access to local centre & care home only
Local centre square
Western habitat corridor
Eastern edge with swales
Linear open space
2FE Primary School site
Pedestrian access into site from North Drive and continuation via new bridleway
South east green area
Natural screening
Landscaping
A landscape led masterplan
The landscape proposals focus on creating an attractive and functional outdoor environment. Key features include green spaces, tree planting, and pedestrian-friendly pathways to enhance the area’s visual appeal and usability.
The design integrates natural elements to provide pleasant communal areas while also supporting biodiversity.
The layout ensures a balance between built structures and open spaces, promoting a welcoming and sustainable setting for residents and visitors.
Below is an example of how this might look. The details of these plans are still being worked out and this should not be read as a final draft.
Draft Red Line Boundary
Land within Ownership
Bus Stops
Existing Bridleways
Existing Public Rights of Way
Existing Footpaths
Alban Way & NCR61
Proposed Bridleway Alignment including upgrading PRoW to Bridleway Status
Proposed Foot &/or Cycle Paths
Potential Future links to existing footpath network
Permissive Routes closed during College operating hours
Proposed Bus Stop
Proposed Woodland, Woodland Edges and Tree Belts
Proposed Tree planting
Proposed Hedgerows to restore landscape condition
Proposed Residential-led Development
Proposed School
Proposed Central Open Space with Play Equipment and Seating
Butterwick Brook Blue-Green Infrastructure Corridor
Character
Building designs
There are two character styles being proposed for the site. One draws influence from the new buildings at Oaklands College, with black weatherboarding and buff bricks. The other take influence for the redbrick buildings near Sandpit Lane, and the Victorian Stables of Oaklands College, therefore fitting in with the surrounding building design.
The majority of the homes will be two and two and half stories, with some three-story buildings in the centre of the site, and up to four stories in the north east corner around the local centre.
2 storeys
2-2.5 storeys
2-3 storeys
3 storeys
3-4 storeys
Primary zone
Local centre
Creating a vibrant atmosphere
The Local Centre will feature a building with shops and businesses on the ground floor and apartments above. Located near the site’s western entrance, it will serve as a recognisable landmark. Its east side will face a public square, creating a lively atmosphere. The building will be four stories high, with balconies and windows adding to its vibrant appearance.
A public square
Bringing people together
A public square is being proposed to create a space for the community to meet, it will sit between the local centre and housing. We are proposing no car activity here, with significant greening and seating to help create a place that is more than just homes.
This is designed to bring people together and make this a vibrant place to live for both new and existing residents.
Care home facility
Apartments for people aged 65+ with areas to relax
The care home facility is located to the north west corner of the site. It will provide up to 80 apartments for those aged 65+ looking to move to a supported living arrangement, with ample social areas to relax and socialise in.
The block sits within a prominent position and will be viewed when travelling from the west in an easterly direction along Sandpit Lane and will act as a landmark building for the scheme. This follows the advice of St Albans City and District Council as part of our pre-application discussion, and aligns with the aspirations of the emerging local plan.
New primary school
More learning opportunities for our younger generation
A new two form entry primary school will be located in the southern, central portion of the site, allowing access to the north and south of the school.
New open spaces
Increasing biodiversity
We’re adding new green spaces and habitats to improve the area’s natural environment.
On the western edge of the site, we’ll keep and improve the existing trees and plants to create a valuable wildlife corridor. Our plans also include a 10% increase in biodiversity. Large open spaces with drainage basins will help manage rainwater while also benefiting local wildlife.
A green space in the south-east will act as a buffer between the development and the college, with a newly designed bridleway. Trees and plants will also be added to provide natural screening for the college.
A long, open green space will run through the centre of the development, improving the existing tree belt and connecting to Oaklands Grange.
Public rights of way
Prioritising safeguarding of students and young people
As part of these proposals, we are assessing and enhancing the current public rights of way (PRoW) on the College campus that connect to the wider area.
It is important to us that we sustain any journeys through the proposed new routes and that users can enjoy these active paths. We aim to improve the paths where needed, enhance safety on routes used by commuters and preserve the rural character of paths enjoyed for nature and leisure.
The College prioritises safeguarding of students. We are reviewing current public rights of way and redirecting routes where needed, to ensure the safety of young people who use the campus.
We are working with the council’s public right of way team and local stakeholder groups such as Jersey Farm and Marshalswick North residential associations, St Albans Footpaths and Ramblers Association, and local politicians. Their feedback will be considered as part of the ongoing planning for the updated public rights of way solution.
