5 Woodlands Drive, HODDESDON, EN11 8AZ

demolition of dwelling and erection of 8 x flats with parking and landscaping

Authority: Broxbourne Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Ellis D

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area bearing in mind it would be within the Hoddesdon Conservation Area and within the setting of the grade II listed 'Spinning Wheel'
Whether the proposal would provide adequate living conditions for future residents of the proposed blocks of flats, with particular regard to odours from communal waste bins
The effect of the proposal on highway safety, with particular regard to the provision of car parking

What decided it

The considerable harm to the conservation area and listed building setting, combined with inadequate living conditions due to bin odours and insufficient parking provision creating highway safety risks, outweighed the modest housing and economic benefits of the scheme.

Plan policies cited: Policy EQ1, Policy TM4, Policy TM5, Policy DSC1, Policy HE2

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

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