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Appeal: 6/2022/0132/LB


Refusal of Listed Building Consent

Delegated

Northaw House Coopers Lane Northaw Potters Bar EN6 4NG

Repair, refurbishment and conversion of Northaw House to form 11 apartments (including refurbishment of existing caretaker's flat) and underground parking area, the Ballroom Wing to form 2 dwellings, the Stable Block to form 1 dwelling, refurbishment of existing dwelling at Oak Cottage, construction of 2 new Gate Lodge dwellings, 4 new dwellings on the East Drive, 3 new dwellings within the Walled Garden, 7 new dwellings within the Settlement Area, refurbishment of the Walled Garden, refurbishment of access routes and reinstatement of old route, provision of hard and soft landscaping, car parking and supporting infrastructure.

Hearing
06/07/2022
13/07/2022
13/07/2022
10/08/2022

Mr Lee Williamson

Mr Tim Waller

Regency House White Stubbs Lane Broxbourne EN10 7QA

Suite A 19-25 Salisbury Square Old Hatfield AL9 5BT

Northaw and Cuffley

Northaw and Cuffley


A Edgington
Organisation Name Sent Reply Due Reply Received
Joint Committee of the National Amenity Societies Case Officer 06/07/2022 10/08/2022
Joint Committee of the National Amenity Societies Case Officer 22/07/2022 10/08/2022
Joint Committee of the National Amenity Societies Case Officer 20/09/2022 10/08/2022
Place Services Conservation Officer 20/09/2022 10/08/2022
Place Services Conservation Officer 22/07/2022 10/08/2022
Place Services Conservation Officer 06/07/2022 10/08/2022
Welwyn Hatfield Borough Council Councillor Bernard Sarson 06/07/2022 10/08/2022
Welwyn Hatfield Borough Council Councillor Bernard Sarson 22/07/2022 10/08/2022
Welwyn Hatfield Borough Council Councillor Bernard Sarson 20/09/2022 10/08/2022
Welwyn Hatfield Borough Council Councillor Gail Ganney 22/07/2022 10/08/2022
Welwyn Hatfield Borough Council Councillor Gail Ganney 20/09/2022 10/08/2022
Welwyn Hatfield Borough Council Councillor Gail Ganney 06/07/2022 10/08/2022
Welwyn Hatfield Borough Council Councillor George Michaelides 22/07/2022 10/08/2022
Welwyn Hatfield Borough Council Councillor George Michaelides 06/07/2022 10/08/2022
Welwyn Hatfield Borough Council Councillor George Michaelides 20/09/2022 10/08/2022
Hertfordshire County Council Historic Environment Advisor 20/09/2022 10/08/2022
Hertfordshire County Council Historic Environment Advisor 22/07/2022 10/08/2022
Hertfordshire County Council Historic Environment Advisor 06/07/2022 10/08/2022
Hertfordshire Gardens Trust Kate Harwood 06/07/2022 10/08/2022
Hertfordshire Gardens Trust Kate Harwood 22/07/2022 10/08/2022
Hertfordshire Gardens Trust Kate Harwood 20/09/2022 10/08/2022
Cadent Gas Limited Mr S Carter 20/09/2022 10/08/2022
Cadent Gas Limited Mr S Carter 22/07/2022 10/08/2022
Cadent Gas Limited Mr S Carter 06/07/2022 10/08/2022
Northaw & Cuffley Parish Council The Clerk 22/07/2022 10/08/2022
Northaw & Cuffley Parish Council The Clerk 06/07/2022 10/08/2022
Northaw & Cuffley Parish Council The Clerk 20/09/2022 10/08/2022
Historic England Tom Goodman 20/09/2022 10/08/2022
Historic England Tom Goodman 06/07/2022 10/08/2022
Historic England Tom Goodman 22/07/2022 10/08/2022
Address Date Notified
Beeches Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Dower House Stables Coopers Lane Northaw Potters Bar EN6 4NG
East Lodge Judge'S Hill Northaw Potters Bar EN6 4NL
Flat 1 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 10 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 11 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 2 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 3 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 4 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 5 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 6 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 7 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 8 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Flat 9 Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Foxgloves The Walled Garden Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Gables Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Judges Judge'S Hill Northaw Potters Bar EN6 4NL
Jupiter Coopers Lane Northaw Potters Bar EN6 4NJ
Just House Coopers Lane Northaw Potters Bar EN6 4NJ
Meadow Lodge Coopers Lane Northaw Potters Bar EN6 4NG
Meadow View Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Mulberry The Walled Garden Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Oak Cottage Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Oak View Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Orchard Cottage Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Potters Bar Lodge Nyn Park Well Road Northaw Potters Bar EN6 4BT
Silverwood The Walled Garden Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
Spinney Cottage Coopers Lane Northaw Potters Bar EN6 4NJ
Springfield Coopers Lane Northaw Potters Bar EN6 4NG
Springfield Cottage Coopers Lane Northaw Potters Bar EN6 4NG
Stud Farm House Judge'S Hill Northaw Potters Bar EN6 4NL
The Annexe The Dower House Coopers Lane Northaw Potters Bar EN6 4NG
The Apple House Judge'S Hill Northaw Potters Bar EN6 4NL
The Apple Store Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
The Ballroom Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
The Coach House Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
The Dairy Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
The Dower House Coopers Lane Northaw Potters Bar EN6 4NG
The Dower House Cottage Coopers Lane Northaw Potters Bar EN6 4NG
The Farm House Northaw House Coopers Lane Northaw Potters Bar EN6 4FG
The Flat Northaw House Coopers Lane Northaw Potters Bar EN6 4NG
The Lodge 2 Northaw Place Coopers Lane Northaw Potters Bar EN6 4NQ
Vernons House Cottage Judge'S Hill Northaw Potters Bar EN6 4NL
Vernons House Judge'S Hill Northaw Potters Bar EN6 4NL
West Hall Judge'S Hill Northaw Potters Bar EN6 4NL
23 Church Lane Northaw Potters Bar EN6 4NX
6 Church Lane Northaw Potters Bar EN6 4NX
115 Brookside Crescent Cuffley Potters Bar EN6 4QP
Northaw House Coopers Lane Northaw Potters Bar EN6 4NG
48 Vineyards Road Northaw Potters Bar EN6 4PA
6 Highfields Cuffley Potters Bar EN6 4EL

Appeal Dismissed
28/11/2022

If any documents do not appear to be shown below, please email planning@welhat.gov.uk including the case number. We will endeavour to publish any missing items within 10 working days.

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Select All File Description Date Uploaded
Appeal Decision
3298284 and 3287854 Decision.pdf (239 kb) Appeal Decisions 28/11/2022
Appeal Grounds
01 APPEAL FORM - 786379 (003)_Redacted.pdf (72 kb) PINS Appeal Form - redacted 05/05/2022
Appeal Statement - Appellant
Northaw House Appeal Statement of Case.pdf (3692 kb) Appeal Statement Appellant 08/07/2022
Appeal Statement - Council
Council's Appeal Statement (002)_Redacted.pdf (27068 kb) Council's Appeal statement_redacted 29/07/2022
Correspondence
Photograph 3P - Singleton P 2 (002).pdf (68 kb) Third party comments 12/08/2022
Comments 3P - Brooks T on behalf of Bessington Investments Limited - 22 July 2022 (002).pdf (146 kb) Third party comments 12/08/2022
Comments 3P - L Chaplin Parish Council (002).pdf (38 kb) Third party comments 12/08/2022
Comments - redacted 3P - R Pearson on behalf of Dr Jamshed Masani (002)_Redacted.pdf (153 kb) Third party comments - redacted 12/08/2022
Council's Appeal Statement
Comments - 3P - Singleton P 1 (002).pdf (42 kb) Third party comments 12/08/2022
Neighbour Representation - Without Personal Information
Appeal Ref_ 3298284 Application Ref_ 6_2022_0132_LB_Redacted.pdf (316 kb) Objection - East Judge Judges Hill Northaw email_redacted 12/07/2022
Supporting Information
Covering Letter_Redacted.pdf (119 kb) Covering Letter - Redacted 05/05/2022
15082022 Draft Statement of Common Ground_ (002).pdf (482 kb) Draft Statement of common ground 15/08/2022
Viability Timeline 220707 (002).pdf (138 kb) Viability timeline 15/08/2022
Core Documents List 12.09.22.xlsx (22 kb) Appellant's Core Documents list 13/09/2022
Viability Timeline with updated CD references 12.09.22.docx (22 kb) Financial Viability Timeline 13/09/2022
2.28 Leading Counsel Opion re Calculation of Conservation Deficit(1).pdf (201 kb) Leading Counsel Opinion re Calculation of Conservation Deficit 13/09/2022
2.1 Housing Delivery Test 2018.pdf (279 kb) Housing delivery test 2018 05/10/2022
2.2 Housing Delivery Test 2019_.pdf (235 kb) Housing delivery test 2019 05/10/2022
2.3 Housing Delivery Test 2020.pdf (264 kb) Housing delivery test 2020 05/10/2022
2.4 Historic England Enabling Development and Heritage Assets.pdf (470 kb) Historic England Enabling Development & Heritage Assets 05/10/2022
2.5 Historic England The Setting of Heritage Assets.pdf (329 kb) Historic England The Setting of Heritage Assets 05/10/2022
2.6 Council's First Pre-App Letter.pdf (245 kb) Council's First Pre-App Letter 05/10/2022
2.7 Tim Murphy's First Advice Letter to Council.pdf (252 kb) Tim Murphy's First Advice Letter to Council 05/10/2022
2.8 Council's Second Pre-App Letter.pdf (235 kb) Council's Second Pre-App Letter 05/10/2022
2.9 Tim Murphy's Second Advice Letter to Council.pdf (273 kb) Tim Murphy's Second Advice Letter to Council 05/10/2022
2.10 Council's Third Pre-App Letter.pdf (72 kb) Council's Third Pre-App Letter 05/10/2022
2.11 Tim Murphy's Third Advice Letter to Council.pdf (124 kb) Tim Murphy's Third Advice Letter to Council 05/10/2022
2.12 Council's Fourth Pre-App Letter.pdf (342 kb) Council's Fourth Pre-App Letter 05/10/2022
2.13 Council's Fifth Pre-App Letter.pdf (274 kb) Council's Fifth Pre-App Letter 05/10/2022
2.14 Council's Sixth Pre-App Letter.pdf (449 kb) Council's Sixth Pre-App Letter 05/10/2022
2.15 Council's further pre-app response, Nov 18.pdf (67 kb) Council's Further Pre-App Response Nov 18 05/10/2022
2.16 RICS Guidance Assessing Viability in Planning under the NPPF.pdf (3593 kb) RICS Guidance Assessing Viability in Planning under the NPPF 05/10/2022
2.17 BNP Paribas 1st Response on Viability.pdf (1363 kb) BNP Paribas 1st Response on Viability 05/10/2022
2.18 BNP Paribas 2nd Response on Viability.pdf (1123 kb) BNP Paribas 2nd Response on Viability 05/10/2022
2.19 Aspinall Verdi FVA.pdf (6504 kb) Aspinall Verdi FVA 05/10/2022
2.20 James Brown Viability Letter_Redacted.pdf (224 kb) James Brown Viability Letter Redacted 05/10/2022
2.21 Thrings Advice Note.pdf (170 kb) Thrings Advice Note 05/10/2022
2.22 Appellant Letter and Savills Viabiluty Report April 18.pdf (1413 kb) Appellant Letter & Savills Viability Report April 18 05/10/2022
2.23 Grimshaw Consulting Viability Report August 18_Redacted.pdf (12709 kb) Grimshaw Consulting Viability Report Aug 18 Redacted 05/10/2022
2.24 BNPP Letter to WHBC re Viability Oct 18_Redacted.pdf (113 kb) BNPP Letter to WHBC re Viability Oct 18 Redacted 05/10/2022
2.26 LW Developments Addendum to FVA April 19_Redacted.pdf (829 kb) LW Developments Addendum to FVA April 19 Redacted 05/10/2022
2.27 BNPP Review of Grimshaw Consulting FVA May 2019.pdf (1220 kb) BNPP Review of Grimshaw Consulting FVA May 2019 05/10/2022
2.28 Leading Counsel Opion re Calculation of Conservation Deficit(2).pdf (201 kb) Leading Counsel Opinion re Calculation of Conservative Deficit 05/10/2022
2.30 Northaw House Appeal Heritage Response.pdf (444 kb) Northaw House Appeal Heritage Response 05/10/2022
2.31 Viability Timeline with updated CD references 12.09.22.pdf (76 kb) Viability Timeline with Updated CD References 12.09.22 05/10/2022
Application Number Proposal Decision Distance
6/2024/0458/FULL The creation of two new door openings into the walled garden 0
6/2024/0459/LB The creation of two new door openings into the walled garden 0
6/2023/2553/VAR Variation of condition 4 (drawings and plans) on listed building consent 6/2019/0218/LB to alter the flat layouts within the basement and lower the floors to achieve greater head room 0
6/2023/2560/VAR Variation of condition 25 (drawings and plans) on planning permission 6/2019/0217/MAJ to alter the flat layouts within the basement and lower the floors to achieve greater head room 0
6/2023/2244/LB Replacement of 6 ground floor windows within the northern elevation of Northaw House Refused 0
6/2023/1322/COND Submission of details pursuant to condition 1 (Windows and Doors ) on planning permission 6/2022/1651/LB Granted 0
6/2022/2184/COND Submission of details pursuant to condition number 19 (location, design and specification of refuse bin and recycling materials storage bins and areas to serve the residential units), on planning permission 6/2019/0217/MAJ Granted 0
6/2022/2039/COND Submission of details pursuant of Condition 1 (Construction/Repair Method Statement), Condition 2 (Window and Door Details) and Condition 3 (Materials) on planning permission 6/2020/0930/VAR Granted 0
6/2022/1651/LB Re-construction of demolished Walled Garden lean to store Granted 0
6/2022/1692/COND Submission of details pursuant to condition number 19 (location, design and specification of refuse bin and recycling materials storage bins and areas to serve the residential units), on planning permission 6/2019/0217/MAJ Refused 0
6/2022/1563/COND Submission of details pursuant of condition 9 (landscape and ecology) on planning permission 6/2019/0217/MAJ Granted 0
6/2022/0132/LB Repair, refurbishment and conversion of Northaw House to form 11 apartments (including refurbishment of existing caretaker's flat) and underground parking area, the Ballroom Wing to form 2 dwellings, the Stable Block to form 1 dwelling, refurbishment of existing dwelling at Oak Cottage, construction of 2 new Gate Lodge dwellings, 4 new dwellings on the East Drive, 3 new dwellings within the Walled Garden, 7 new dwellings within the Settlement Area, refurbishment of the Walled Garden, refurbishment of access routes and reinstatement of old route, provision of hard and soft landscaping, car parking and supporting infrastructure. Not Determined
6/2021/0072/MAJ Repair, refurbishment and conversion of Northaw House to form 11 apartments (including refurbishment of existing single caretaker’s flat) and underground parking area, the Ballroom Wing to form 2 dwellings, the Stable Block to form 1 dwelling, refurbishment of existing dwelling at Oak Cottage, construction of 2 new Gate Lodge dwellings, 4 new dwellings on the East Drive, 3 new dwellings within the Walled Garden, 7 new dwellings within the Settlement Area, refurbishment of the Walled Garden, refurbishment of access routes and reinstatement of old route, provision of hard and soft landscaping, car parking and supporting infrastructure. Appeal Dismissed