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Outline Planning Application

After an 18-month long programme of planning, design and engagement on plans for East Hemel, The Crown Estate will shortly submit an Outline Planning Application (OPA) to St Albans City & District Council and Dacorum Borough Council. 

The OPA for East Hemel is for up to 4,000 new homes, 53 ha of employment land and a range of supporting facilities, services and infrastructure. 

The purpose of an OPA is to determine whether a development is acceptable ‘in principle’ before more detailed plans are agreed.  OPAs are often used on large, strategic sites like East Hemel for the purpose of fixing the key elements of the proposals (known as ‘parameters’), including the scale of development as well as the location of different uses across the site and how key infrastructure required to support the new development is to be delivered (through a legal ‘Section 106’ agreement). The OPA will also demonstrate how the proposals align with local plan requirements. 

The Crown Estate will be submitting a wide range of supporting documents as part of the OPA which summarise the comprehensive technical work that has been undertaken and how that has informed our proposals. These range from environmental and transport assessments to waste management plans, Design and Access Statement and the Statement of Community Involvement. 

Once the application has been submitted, we will update this page to include the application references, so you view the planning application and technical documents and respond directly to the councils as part of the statutory consultation process. 

The OPA will be determined by planning committee. Subject to the OPA being approved, we will then seek planning consent for further details, including ‘Reserved Matters’ applications, which will include detailed designs for the layout, buildings, landscape, open space and infrastructure in each part of the site. 

We will continue to update the website as we progress with the planning process and there will be further opportunities for the local community to get involved with future detailed proposals, following the submission of the OPA. 

We are currently holding a series of public drop-in events that are being held between 22 and 27 November 2025. 

These information sessions will provide an opportunity for residents to view details about what will be in the application and to outline the next steps in the planning process.  These events will take place at the following locations and times: 

  • Leverstock Green: Saturday 22 November, 10:00-12:00 – Leverstock Green CofE Primary School, Green Lane, HP2 4SA  

  • Redbourn: Wednesday 26 November, 18:00-20:00 – Redbourn Village Hall, 63 High Street, AL3 7LW  

  • Maylands: Thursday 27 November, 12:00-14:00 – Adeyfield Free Church, Maylands Avenue, HP2 4GZ  

  • Woodhall Farm: Thursday 27 November, 18:00-20:00 – Holtsmere End Junior School, Shenley Road, HP2 7JZ