1 Pathway Cottages The Ford, Little Hadham, WARE, Herts, SG11 2BX

the demolition of 2no. outbuildings and erection of 1no. self-build and custom dwelling

Authority: East Hertfordshire District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Francis L

Main issues, as the Inspector framed them

the effect of the appeal proposal on the character and appearance of the area
flood risk

What decided it

The proposal fails to demonstrate safe access and egress during a flood event and would harm the character and appearance of the area, and these harms are not outweighed by the benefits, particularly as the Framework's flood risk protections provide a strong reason for refusal.

The harm to character and appearance and the insufficient information regarding safe access and egress during a flood would outweigh the benefits of delivering a single self-build dwelling with energy efficiency measures and limited economic benefits.

Framework references: 11, 181

Plan policies cited: Policy GBR2, Policy DES4, Policy WAT1

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.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.