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Appeal: 6/2022/0132/LB
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Refusal of Listed Building Consent
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Delegated
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Northaw House Coopers Lane Northaw Potters Bar EN6 4NG
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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.
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Hearing
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06/07/2022
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13/07/2022
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13/07/2022
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10/08/2022
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Mr Lee Williamson
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Mr Tim Waller
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Regency House
White Stubbs Lane
Broxbourne
EN10 7QA
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Suite A
19-25 Salisbury Square
Old Hatfield
AL9 5BT
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Northaw and Cuffley
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Northaw and Cuffley
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A Edgington
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| 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 |
|---|---|
| 6 Church Lane Northaw Potters Bar EN6 4NX | |
| 115 Brookside Crescent Cuffley Potters Bar EN6 4QP | |
| 48 Vineyards Road Northaw Potters Bar EN6 4PA | |
| 6 Highfields Cuffley Potters Bar EN6 4EL | |
| 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 | |
| Northaw House Coopers Lane Northaw Potters Bar EN6 4NG |
Appeal Dismissed
28/11/2022
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| File | Description | Date Uploaded | |
|---|---|---|---|
| Appeal Decision | |||
| File: 3298284 and 3287854 Decision.pdf (239 kb) | Description: Appeal Decisions | Created Date: 28/11/2022 | |
| Appeal Grounds | |||
| File: 01 APPEAL FORM - 786379 (003)_Redacted.pdf (72 kb) | Description: PINS Appeal Form - redacted | Created Date: 05/05/2022 | |
| Appeal Statement - Appellant | |||
| File: Northaw House Appeal Statement of Case.pdf (3692 kb) | Description: Appeal Statement Appellant | Created Date: 08/07/2022 | |
| Appeal Statement - Council | |||
| File: Council's Appeal Statement (002)_Redacted.pdf (27068 kb) | Description: Council's Appeal statement_redacted | Created Date: 29/07/2022 | |
| Correspondence | |||
| File: Photograph 3P - Singleton P 2 (002).pdf (68 kb) | Description: Third party comments | Created Date: 12/08/2022 | |
| File: Comments 3P - Brooks T on behalf of Bessington Investments Limited - 22 July 2022 (002).pdf (146 kb) | Description: Third party comments | Created Date: 12/08/2022 | |
| File: Comments 3P - L Chaplin Parish Council (002).pdf (38 kb) | Description: Third party comments | Created Date: 12/08/2022 | |
| File: Comments - redacted 3P - R Pearson on behalf of Dr Jamshed Masani (002)_Redacted.pdf (153 kb) | Description: Third party comments - redacted | Created Date: 12/08/2022 | |
| Council's Appeal Statement | |||
| File: Comments - 3P - Singleton P 1 (002).pdf (42 kb) | Description: Third party comments | Created Date: 12/08/2022 | |
| Neighbour Representation - Without Personal Information | |||
| File: Appeal Ref_ 3298284 Application Ref_ 6_2022_0132_LB_Redacted.pdf (316 kb) | Description: Objection - East Judge Judges Hill Northaw email_redacted | Created Date: 12/07/2022 | |
| Supporting Information | |||
| File: Covering Letter_Redacted.pdf (119 kb) | Description: Covering Letter - Redacted | Created Date: 05/05/2022 | |
| File: 15082022 Draft Statement of Common Ground_ (002).pdf (482 kb) | Description: Draft Statement of common ground | Created Date: 15/08/2022 | |
| File: Viability Timeline 220707 (002).pdf (138 kb) | Description: Viability timeline | Created Date: 15/08/2022 | |
| File: Viability Timeline with updated CD references 12.09.22.docx (22 kb) | Description: Financial Viability Timeline | Created Date: 13/09/2022 | |
| File: 2.28 Leading Counsel Opion re Calculation of Conservation Deficit(1).pdf (201 kb) | Description: Leading Counsel Opinion re Calculation of Conservation Deficit | Created Date: 13/09/2022 | |
| File: 2.1 Housing Delivery Test 2018.pdf (279 kb) | Description: Housing delivery test 2018 | Created Date: 05/10/2022 | |
| File: 2.2 Housing Delivery Test 2019_.pdf (235 kb) | Description: Housing delivery test 2019 | Created Date: 05/10/2022 | |
| File: 2.3 Housing Delivery Test 2020.pdf (264 kb) | Description: Housing delivery test 2020 | Created Date: 05/10/2022 | |
| File: 2.4 Historic England Enabling Development and Heritage Assets.pdf (470 kb) | Description: Historic England Enabling Development & Heritage Assets | Created Date: 05/10/2022 | |
| File: 2.5 Historic England The Setting of Heritage Assets.pdf (329 kb) | Description: Historic England The Setting of Heritage Assets | Created Date: 05/10/2022 | |
| File: 2.6 Council's First Pre-App Letter.pdf (245 kb) | Description: Council's First Pre-App Letter | Created Date: 05/10/2022 | |
| File: 2.7 Tim Murphy's First Advice Letter to Council.pdf (252 kb) | Description: Tim Murphy's First Advice Letter to Council | Created Date: 05/10/2022 | |
| File: 2.8 Council's Second Pre-App Letter.pdf (235 kb) | Description: Council's Second Pre-App Letter | Created Date: 05/10/2022 | |
| File: 2.24 BNPP Letter to WHBC re Viability Oct 18_Redacted.pdf (113 kb) | Description: BNPP Letter to WHBC re Viability Oct 18 Redacted | Created Date: 05/10/2022 | |
| File: 2.26 LW Developments Addendum to FVA April 19_Redacted.pdf (829 kb) | Description: LW Developments Addendum to FVA April 19 Redacted | Created Date: 05/10/2022 | |
| File: 2.27 BNPP Review of Grimshaw Consulting FVA May 2019.pdf (1220 kb) | Description: BNPP Review of Grimshaw Consulting FVA May 2019 | Created Date: 05/10/2022 | |
| File: 2.28 Leading Counsel Opion re Calculation of Conservation Deficit(2).pdf (201 kb) | Description: Leading Counsel Opinion re Calculation of Conservative Deficit | Created Date: 05/10/2022 | |
| File: 2.30 Northaw House Appeal Heritage Response.pdf (444 kb) | Description: Northaw House Appeal Heritage Response | Created Date: 05/10/2022 | |
| File: 2.31 Viability Timeline with updated CD references 12.09.22.pdf (76 kb) | Description: Viability Timeline with Updated CD References 12.09.22 | Created Date: 05/10/2022 | |
| File: Core Documents List 12.09.22.xlsx (22 kb) | Description: Appellant's Core Documents list | Created Date: 13/09/2022 | |
| File: 2.9 Tim Murphy's Second Advice Letter to Council.pdf (273 kb) | Description: Tim Murphy's Second Advice Letter to Council | Created Date: 05/10/2022 | |
| File: 2.10 Council's Third Pre-App Letter.pdf (72 kb) | Description: Council's Third Pre-App Letter | Created Date: 05/10/2022 | |
| File: 2.11 Tim Murphy's Third Advice Letter to Council.pdf (124 kb) | Description: Tim Murphy's Third Advice Letter to Council | Created Date: 05/10/2022 | |
| File: 2.12 Council's Fourth Pre-App Letter.pdf (342 kb) | Description: Council's Fourth Pre-App Letter | Created Date: 05/10/2022 | |
| File: 2.13 Council's Fifth Pre-App Letter.pdf (274 kb) | Description: Council's Fifth Pre-App Letter | Created Date: 05/10/2022 | |
| File: 2.14 Council's Sixth Pre-App Letter.pdf (449 kb) | Description: Council's Sixth Pre-App Letter | Created Date: 05/10/2022 | |
| File: 2.15 Council's further pre-app response, Nov 18.pdf (67 kb) | Description: Council's Further Pre-App Response Nov 18 | Created Date: 05/10/2022 | |
| File: 2.16 RICS Guidance Assessing Viability in Planning under the NPPF.pdf (3593 kb) | Description: RICS Guidance Assessing Viability in Planning under the NPPF | Created Date: 05/10/2022 | |
| File: 2.17 BNP Paribas 1st Response on Viability.pdf (1363 kb) | Description: BNP Paribas 1st Response on Viability | Created Date: 05/10/2022 | |
| File: 2.18 BNP Paribas 2nd Response on Viability.pdf (1123 kb) | Description: BNP Paribas 2nd Response on Viability | Created Date: 05/10/2022 | |
| File: 2.19 Aspinall Verdi FVA.pdf (6504 kb) | Description: Aspinall Verdi FVA | Created Date: 05/10/2022 | |
| File: 2.20 James Brown Viability Letter_Redacted.pdf (224 kb) | Description: James Brown Viability Letter Redacted | Created Date: 05/10/2022 | |
| File: 2.21 Thrings Advice Note.pdf (170 kb) | Description: Thrings Advice Note | Created Date: 05/10/2022 | |
| File: 2.22 Appellant Letter and Savills Viabiluty Report April 18.pdf (1413 kb) | Description: Appellant Letter & Savills Viability Report April 18 | Created Date: 05/10/2022 | |
| File: 2.23 Grimshaw Consulting Viability Report August 18_Redacted.pdf (12709 kb) | Description: Grimshaw Consulting Viability Report Aug 18 Redacted | Created Date: 05/10/2022 | |
| Application Number | Proposal | Decision | Distance |
|---|---|---|---|
| 6/2024/1066/PN8 | Prior approval for the erection of a single storey rear extension measuring 8m in depth, 3m in height and 3m to the eaves | Refused | 0 |
| 6/2024/0458/FULL | The creation of two new door openings into the walled garden | Granted | 0 |
| 6/2024/0459/LB | The creation of two new door openings into the walled garden | Granted | 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 | Granted | 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 | Withdrawn | 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 |