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Waggon And Horses Pepper Hill Great Amwell Hertfordshire SG12 9RQ

3/25/1647/FULFull ApplicationRefused
Full

Refused on 6 January 2026

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

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

Proposal

(Retrospective) Single storey rear extension and detached bin store

Received
21 October 2025
Decision level
Delegated (officer decision)
Public comments
6
Ward
Great Amwell & Stansteads
  1. Received21 Oct
  2. Validated21 Oct
  3. Consult.30 Dec
  4. Target16 Dec
  5. Decided6 Jan

Decided in 77 days (council typically 63)

About this application

This is a full planning application for a single storey rear extension at Waggon And Horses Pepper Hill Great Amwell Hertfordshire SG12 9RQ. East Hertfordshire has handled 7,264 applications of this type. This one was decided in 77 days, 2 weeks longer than East Hertfordshire's typical decision time. The site is in 2 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 55 applications across Great Amwell & Stansteads. We hold 1,482 applications in total for the SG12 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

  1. No information has been provided to demonstrate that there is an unmet need for the type of development proposed contrary to criterion b of paragraph 155 of the NPPF. The development therefore constitutes inappropriate development within the Green Belt and other harm has been identified to the openness of the Green Belt. No very special circumstances have been demonstrated to outweigh this harm. The proposed development is contrary to Policy GBR1 of the East Herts District Plan 2018 and Section 13 of the National Planning Policy Framework.
  2. The development, by reason of its design, size, scale and positioning would add a dominating and incongruous addition to the host property. The proposal would fail to achieve a high standard of design and would be out of keeping with the character and appearance of the application building and the local area, contrary to Policy DES4 of the East Herts District Plan 2018.
  3. The proposal results in the loss of a community facility and insufficient evidence has been submitted to justify this loss contrary to Policy CFLR8 of the East Herts District Plan 2018.

From the council's decision notice.

Application details

Postcode
SG12 9RQ
Application type
Full Application
Scale / size
Small
Parish
Great Amwell Parish Council

Planning application dates

Date validated
21 October 2025
Consultation expiry
4 December 2025
Last date for comments
30 December 2025
Target decision date
16 December 2025

Applicant and agent

Agent address
F201 Weston House Station Road Sawbridgeworth CM21 9FP

Planning decision

Statutory period
56 days

Publicity

Advertisement expiry
4 December 2025

Appeal

Appeal reference
26/00006/REFUSE
Appeal status
Appeal lodged

Appeal history

6003975
Dismissed
Type: Planning AppealProcedure: Written RepresentationsDecision: 17 April 2026Dev Type: Other minor developmentsReason: refused
Green Belt

Additional information

Planning Portal ID
PP-14426325
Documents
29
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.

  • Green belt: East Hertfordshire
  • 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, listed buildings, 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

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© 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.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: East Hertfordshire

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