12-14 Crib Street, Ware, Hertfordshire, SG12 9EX

Planning appeal 3370283 at 12-14 Crib Street, Ware, Hertfordshire, SG12 9EX (East Hertfordshire District Council) was dismissed on 10 April 2026 by Inspector Catcheside E, by written representations. The main issue, as the Inspector framed it: whether or not the proposed change of use is justified, having regard to development plan policies for community facilities.

change of use from public house to two dwellings, including repair and restoration of existing structure, removal of pitched slate roof over part of modern rear extension. Demolition of modern kitchen chimney, single storey extension to kitchen/lavatory building, redecking of existing flat roof over existing kitchen/lavatory area, new rear door opening, new rear ground floor, first floor and roof window openings, replacement front windows and doors, removal of garden shed and external gates and installation of new fencing and external gates

Authority: East Hertfordshire District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Catcheside E
Postcode: SG12 9EX

Main issues, as the Inspector framed them

whether or not the proposed change of use is justified, having regard to development plan policies for community facilities
whether the proposal would preserve the Grade II listed building known as The Albion Public House, its setting, and any of the features of special architectural or historic interest that it possesses, and the extent to which it would preserve or enhance the character or appearance of the Ware Conservation Area and the setting of nearby listed buildings

What decided it

The lack of sufficient authoritative evidence to demonstrate that the proposed alterations would preserve the Grade II listed building and its features of special architectural and historic interest, combined with the mid-high degree of less-than-substantial heritage harm that could not be justified by the public benefits, brought the proposal into conflict with the development plan and provided a strong reason for refusal under the Framework.

The significant public benefits of bringing the listed building back into viable use, repairing and restoring it, removing unsightly modern additions, and providing additional housing did not outweigh the considerable weight ascribed to the heritage harm to the listed building and its features of special architectural and historic interest.

What the Inspector cited

Development plan policies: Policy CFLR8Policy HA1Policy HA7
National Planning Policy Framework: Paragraph 11Paragraph 207

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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More decisions in East Hertfordshire District Council

The authority’s record since 2016 · every decision in 2026

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.