Land Rear Of Hare Street House Hare Street Hertfordshire SG9 0DY

3/25/1413/FULFull ApplicationRefused

Full

Refused on 11 December 2025

Council decision: RefuseDelegated (officer decision)3 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Erection of 2 x 4-bed detached dwellinghouses with associated works including creation of 6 x parking spaces, hard/soft landscaping and creation of access from B1368

Received: 1 September 2025
Decision level: Delegated (officer decision)
Public comments: 12
Council: East Hertfordshire District Council
Ward: Buntingford

ReceivedReceived1 Sep
ValidatedValidated25 Sep
Consult.Consultation9 Dec
TargetTarget Date20 Nov
DecidedDecided11 Dec

Decided in 77 days (council typically 63)

About this application

This is a full planning application for a new dwelling at Land Rear Of Hare Street House Hare Street Hertfordshire SG9 0DY. East Hertfordshire has handled 7,264 applications of this type. This one was decided in 101 days, 5 weeks longer than East Hertfordshire's typical decision time. The site is in 4 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 148 applications across Buntingford. We hold 1,660 applications in total for the SG9 postcode area.

80% of full applications at East Hertfordshire District Council were approved. Across all application types, the council typically decides in about 9 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

The proposal by reason of its layout, scale, design and location, would encroach into the rural area beyond the Green Belt, beyond the settlement boundary, to the significant detriment of the character of the area, landscape character, and rural appearance of the area contrary to Policies DES2, DES3, DES4, GBR2 of the East Herts District Plan (2018), the Buntingford Community Area Neighbourhood Plan and the National Planning Policy Framework 2024.
The proposal represents an unsustainable form of development and future residents would be reliant on the private car to undertake daily journeys. The proposal does not amount to sustainable development (in accordance with the NPPF) and would result in a form of development outside of the settlement boundary that conflicts with the Development Strategy within the District Plan and objectives of the Buntingford Community Area Neighbourhood Plan. The proposal would be contrary to Policies DPS2, GBR2 and TRA1 of the East Herts District Plan (2018), the Buntingford Community Area Neighbourhood Plan and the National Planning Policy Framework 2024.
The openness of the site in its undeveloped state has historical significance in terms of the setting of the grade II* listed Hare Street House. The proposal by reason of its layout, scale, location and loss of openness would result in less than substantial harm to the setting of the Listed Building and fails to preserve those elements of setting that make a positive contribution to the heritage asset. No public benefits have been identified to outweigh the harm to the setting of Hare Street House. The proposal is therefore contrary to policies HA1 and HA7 of the East Herts District Plan, Planning (Listed Buildings and Conservation Areas) Act 1990 and the NPPF 2024.

From the council's decision notice.

Application details

Postcode: SG9 0DY
Application type: Full Application
Scale / size: Small
Parish: Hormead Parish Council

Planning application dates

Date validated: 25 September 2025
Consultation expiry: 23 October 2025
Last date for comments: 9 December 2025
Target decision date: 20 November 2025

Applicant and agent

Agent address: 1 Beechfield Sawbridgeworth CM21 9NG

Planning decision

Statutory period: 56 days

Publicity

Advertisement expiry: 23 October 2025

Additional information

Planning Portal ID: PP-14292135
Documents: 34
Constraints: 6

Site constraints

Checking the site

2/3

Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

Listed building: Grade II*: Hare Street HouseOn or next to this site
Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions. Ask the council if these matter.

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (21)

flood storage areas, conservation areas, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

Source: East Hertfordshire

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