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Oak Lodge Standon Green End High Cross Hertfordshire SG11 1BN

3/26/0123/FULFull ApplicationRefused
Full

Refused on 29 May 2026

Council decision: Refuse2 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Demolition of stables and other equestrian buildings and change of use to one self-build dwelling (Use Class C3), relocation and alteration to access to highway, landscaping, ground source heatpump and solar panel array

Received
30 January 2026
Public comments
6
Ward
Ware Rural
  1. Received30 Jan
  2. Validated13 Feb
  3. Consult.26 Mar
  4. Target10 Apr
  5. Decided29 May

Decided in 105 days (council typically 63)

About this application

This is a full planning application for demolition at Oak Lodge Standon Green End High Cross Hertfordshire SG11 1BN. East Hertfordshire has handled 7,264 applications of this type. This one was decided in 119 days, 8 weeks longer than East Hertfordshire's typical decision time. The site is in 1 listed building nearby. There has been 1 other application at this address. In the past year there have been 71 applications across Ware Rural. We hold 1,242 applications in total for the SG11 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. The proposed scheme, by reason of its location in the countryside and outside of a recognised settlement, would be contrary to the development strategy for the District. In addition, the proposal would not be a type of development supported in the Rural Area Beyond the Green Belt. The proposed dwelling would have limited access to services and facilities via sustainable modes of transport meaning that the future occupiers of the development would be overly reliant on the use of the private vehicle to undertake daily journeys. Therefore, the proposed development would be in an unsustainable location and would not assist in reducing carbon emissions. As such, the proposal would be contrary to Policies INT1, DPS2, GBR2, VILL3 and TRA1 of the East Herts District Plan 2018, the adopted Thundridge Neighbourhood Plan and the National Planning Policy Framework 2024.
  2. In the absence of a completed and enforceable legal agreement securing the development as self-build housing, the Local Planning Authority cannot be satisfied that the proposal would qualify for the self-build exemption from the statutory biodiversity net gain requirements. Accordingly, the development is subject to the requirement to deliver a minimum 10% biodiversity net gain pursuant to Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021). In the absence of existing and proposed habitat plans and completed biodiversity metric calculations, the Local Planning Authority cannot be satisfied that the proposed development would achieve the required biodiversity net gain. The proposal therefore fails REFULZ APPLICATION NUMBER – 3/26/0123/FUL to comply with Schedule 7A of the Town and Country Planning Act 1990 and Policy NE3 of the East Herts District Plan 2018.

From the council's decision notice.

Application details

Postcode
SG11 1BN
Application type
Full Application
Scale / size
Small
Parish
Thundridge Parish Council

Planning application dates

Date validated
13 February 2026
Consultation expiry
26 March 2026
Last date for comments
26 March 2026
Target decision date
10 April 2026

Applicant and agent

Applicant
Private applicant
Architect profile
PJT DESIGN LIMITED
Agent address
Waterside Splash Lane Wyton Huntingdon PE28 2AF

Planning decision

Case officer
Janna Hon
Statutory period
56 days

Publicity

Advertisement expiry
26 March 2026

Additional information

Planning Portal ID
PP-14663235
Documents
39
Constraints
5

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • 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 (22)

flood storage areas, conservation areas, listed buildings, 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

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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