Chiswell Green Inquiry
Combined Inquiry concerning Appeals 5/21/3194 – Land North of Chiswell Green Lane and 5/22/0927 – Land South of Chiswell Green Lane
Update from Secretary of State - Letter of 18 January 2024
The Inquiry took opening statements, evidence, submissions and closing statements between 17 & 25 April 2023 and on 9 May 2023 in the Council Chamber, Civic Centre, St Peters Street, St Albans.
Chiswell Green Draft Inquiry Timetable V4 - timings did not follow the published schedule precisely.
Comments on the Revised NPPF and 2022 Housing Delivery Test Results
SADC comments on the Revised NPPF
SADC comments on the Appellant’s submissions
Land South of Chiswell Green Lane - Appellant NPPF + HDT Position Statement
Land North of Chiswell Green Lane - Implications of NPPF and HDT
- Appendix 1
- Appendix 2
- Appendix 3
- Appendix 4
- Appendix 5
- Appendix 6
Land North of Chiswell Green Lane - Response to SADC and south site NPPF comments
Keep Chiswell Green Rebuttal to Appellants’ Revised NPPF & HDT comments
Closing Statements
Land North and South of Chiswell Green Lane - Keep Chiswell Green Closing Statement
Land North and South of Chiswell Green Lane - St Albans Council Closing Statement
Land North of Chiswell Green Lane - Appellants Closing Statement
Land South of Chiswell Green Lane - Appellants Closing Statement
Opening Statements
ID #1 Chiswell Green South - Appellants' Opening Statement
ID #3 Land North and South of Chiswell Green Lane - LPA's Opening Comments
ID #4 Land N + S of Chiswell Green Lane - Opening Statement from Keep Chiswell Green number 4
Documents submitted during the Public Inquiry
ID #5 Land N + S of Chiswell Green Lane - Public comments St Stephens Parish Council number 5
ID #6 Land N + S of Chiswell Green Lane - Public comments St Albans Conservatives number 6
ID #7 Land N + S of Chiswell Green Lane - Public comments CPRE Hertfordshire number 7
ID #8 Land N + S of Chiswell Green Lane - Public comments Hugh Day number 8
ID #9 Land N + S of Chiswell Green Lane - Public comments Emma Smith number 9
ID #10 Land N + S of Chiswell Green Lane - Public comments Alan Moreland number 10
ID #11 Land N + S of Chiswell Green Lane - Public comments Victoria Prever number 11
ID #12 Land N + S of Chiswell Green Lane - Public comments from Daisy Cooper MP number 12
ID #12 Land N + S of Chiswell Green Lane - Public comments from Daisy Cooper MP - supplementary letter
ID #13 Land N + S of Chiswell Green Lane - Public comments Councillor G Fry number 13
ID #14 House Price and Mortgage Calculations
ID #15 Land in and around former aerodrome, North Orbital Road, Upper Colne Valley (“Radlett”) - Appeal by Helioslough Ltd
ID #16.1 Land N + S of Chiswell Green Lane - Watford Road with Tippendell Lane and Chiswell Green Lane - Proposed double junction
ID #16.2 Land N + S of Chiswell Green Lane - Watford Road with Tippendell Lane and Chiswell Green Lane - Proposed double junction - Illustration
ID #17 Land North of Chiswell Green - Affordability calculations (Submission by Appellant)
ID #18 Email from CLASH - Saturday 22 April 2023
ID #19 Planning Statement of Common Ground - SADC + Planning Appellant North
ID #20 Landscape and Visual matters Statement of Common Ground - SADC + Planning Appellant North
ID #20.1 Landscape and Visual matters Statement of Common Ground - SADC + Planning Appellant North - Accompanying Table
ID #21 Letter from Hertfordshire County Council to Appellant North on Chiswell Green Lane and B4630 Watford Road
ID #22 Land N + S of Chiswell Green Lane - Public comments Benjamin Brassett
ID #23 Draft Conditions for South at 25 April 2023
ID #24 Planning Rebuttal no 2 by South (re CLASH email)
ID #25 Shared Ownership Affordable Housing Note from North
ID #26 Land South of Chiswell Green Lane Conditions (Amendments discussed with Inspector and SACDC) - 3.5.23
ID #27 Land North of Chiswell Green Lane - Agreed Planning Conditions (2.5.23)
ID #28 Land North and South of Chiswell Green Lane Inspectors Site Visit - Agenda & Routes
ID #29 Land North of Chiswell Green Lane - Agreed Planning Conditions (5.5.23)
ID #30 Land South of Chiswell Green Lane - Agreed Planning Conditions (3.5.23)
ID #31 Land North of Chiswell Green Lane Summary of Outstanding s106 Issues 9 May 2023
ID #32 HCC Position Statement Responding to Outstanding S106 Matters (North and South) 9 May 2023
ID #33 s106 Land South of Chiswell Green as at 8th May 2023ID #34 s106 Land South of Chiswell Green as at 5th May 2023
Final versions of IDs 33 and 34 to be agreed by 23 May and will be made available here shortly afterwards.
Statements of the LPA
LPA Statement - 5.21.3194 - Land North of Chiswell Green Lane
LPA Statement - 5.22.0927 - Land South of Chiswell Green Lane
Statements of the Appellants
Appellant Statement 5.21.3194 Land North of Chiswell Green Lane
Appellant Statement 5.22.0927 - Land South of Chiswell Green Lane
Statements of Rule 6 Party – Keep Chiswell Green
KCG - Statement - 5.21.3194 - Land North of Chiswell Green Lane
KCG Statement - 5.22.0927 - Land South of Chiswell Green Lane
Core Documents
CD 1.1 Covering Letter
CD 1.2 Application Form SUPERSEDED
CD 1.3 Design & Access Statement, incorporating a Landscape Strategy Part 1
CD 1.3 Design & Access Statement - Part 2
CD 1.3 Design & Access Statement - Part 3
CD 1.3 Design & Access Statement - Part 4
CD 1.3 Design & Access Statement - Part 5
CD 1.4 Site Location Plan SUPERSEDED
CD 1.5 Land Use Parameter Plan SUPERSEDED
CD 1.6 Access and Movement Parameter Plan SUPERSEDED
CD 1.7 Building Height Parameter Plan SUPERSEDED
CD 1.8 Proposed Northern Access Junctions SUPERSEDED
CD 1.9 Proposed Southern Access Junction SUPERSEDED
CD 1.10 Proposed Forge End and Long Fallow Pedestrian & Cycle Accesses SUPERSEDED
CD 1.11 Validation Covering Letter
CD 1.12 Revised Application Form
CD 1.13 Site Location Plan SUPERSEDED
CD 1.14 Land Use Parameter Plan SUPERSEDED
CD 1.15 Access and Movement Parameter Plan
CD 1.16 Building Heights Parameter Plan SUPERSEDED
CD 1.17 Proposed Northern Access Junctions
CD 1.18 Proposed Southern Access Junction
CD 1.19 Forge End and Long Fallow Pedestrian Accesses
CD 1.20 Covering Letter (amending Description of Development)
CD 1.21 Site Location Plan
CD 1.22 Proposed Northern Access Junctions
CD 1.23 Land Use Parameter Plan SUPERSEDED
CD 1.24 Building Heights Parameter Plan SUPERSEDED
CD 1.25 Building Heights Parameter Plan
CD 1.26 Confirmation of the Heads of Terms
CD 1.27 Letter to PINS dated 9th March 2023
CD 1.28 Land Use Parameter Plan
CD 2.1 Illustrative Masterplan SUPERSEDED
CD 2.2 Planning Statement (including Affordable Housing Statement)
CD 2.3 Five Year Land Supply Statement
CD 2.4 Statement of Community Involvement
CD 2.5 Landscape and Visual Impact Assessment Part 1
CD 2.5 Landscape and Visual Impact Assessment Part 2
CD 2.5 Landscape and Visual Impact Assessment Part 3
CD 2.5 Landscape and Visual Impact Assessment Part 4
CD 2.5 Landscape and Visual Impact Assessment Part 5
CD 2.5 Landscape and Visual Impact Assessment Part 6
CD 2.6 Green Belt Review
CD 2.7 Socio-Economic Assessment
CD 2.8 Education Report
CD 2.9 Transport Assessment Part 1
CD 2.9 Transport Assessment Part 2
CD 2.10 Framework Residential Travel Plan
CD 2.11 Framework School Travel Plan
CD 2.12 Flood Risk Assessment and Drainage Strategy - Part 1
CD 2.12 Flood Risk Assessment and Drainage Strategy - Part 2
CD 2.13 Foul Drainage & Utility Assessment - Part 1
CD 2.13 Foul Drainage & Utility Assessment - Part 2
CD 2.14 Preliminary Ecological Appraisal
CD 2.15 Reptile Survey 2021
CD 2.16 Bat Emergence Surveys – Interim Report
CD 2.17 Ecological Impact Assessment
CD 2.18 Biodiversity Net Gain Assessment
CD 2.19 Arboricultural Impact Assessment
CD 2.20 Phase 1 Geo-Environmental Desk Study - Part 1
CD 2.20 Phase 1 Geo-Environmental Desk Study - Part 2
CD 2.20 Phase 1 Geo-Environmental Desk Study - Part 3
CD 2.20 Phase 1 Geo-Environmental Desk Study - Part 4
CD 2.21 Noise Assessment
CD 2.22 Air Quality Assessment
CD 2.23 Agricultural Land Classification Report
CD 2.24 Heritage Statement
CD 2.25 Archaeological Desk Based Assessment
CD 2.26 Health Impact Assessment
CD 2.27 Illustrative Masterplan
CD 2.28 Bat Emergence Survey – Full Report
CD 2.29 Response to National Highways
CD 2.30 Response to comments by RAB on behalf of SACDC
CD 2.31 Biodiversity Metric Excel Spreadsheet
CD 2.32 Mineral Resource Assessment
CD 2.33 Drainage Strategy Update Email
CD 2.34 Covering letter with response to statutory consultees
CD 2.35a Transport Assessment Addendum
CD 2.35b Proposed Sustainable Travel Improvements – Chiswell Green Lane
CD 2.35c Proposed Sustainable Travel Improvements – Watford Road / Chiswell Green Lane
CD 2.36 Health Impact Assessment Supplementary Report
CD 2.37 LVIA Note of Clarification
CD 2.38 Additional Transport Assessment Information Email
CD 2.39 Additional Transport Assessment information Email
CD 2.40 Response to Ramblers Association
CD 2.41a HCC’s Statement in Support of Planning Obligations towards HCC (non-highways) Services
CD 2.41b HCC’s Additional Statement in Support of Planning Obligations towards HCC (non-highways) Services
CD 3.1a EIA Screening Request Cover Letter
CD 3.1b EIA Screening Request Report
CD 3.2 EIA Screening Opinion
CD 3.3 Pre-Application Advice Report
CD 3.4 Committee Report
CD 3.5 NUMBER NOT USED
CD 3.6 Extension of time until 9 December 2022
CD 3.7 Decision Notice
CD 3.8 Appellants Statement of Case
CD 3.9 Notification of Intention to Submit an Appeal
CD 3.10 Appeal covering letter
CD 3.11 Appeal Forms
CD 3.12 Statement of Common Ground (Appellant & Council)
CD 3.13 S106 Agreement
CD 3.14 PINS Start Letter
CD 3.15 Co-joining Correspondence
CD 3.16 Statement of Common Ground 2 (Appellant & HCC - Education)
CD 3.17 Statement of Common Ground 3 (Appellant & HCC – Highways)
CD 3.18a Proof of Evidence of Mr Kenworthy
CD 3.18b Proof of Evidence Appendices of Mr Kenworthy
CD 3.18c Summary Proof of Evidence of Mr Kenworthy
CD 3.19a Proof of Evidence of Miss Toyne
CD 3.19b Proof of Evidence Appendices of Miss Toyne LT-1 Illustrative Material
CD 3.19b Proof of Evidence Appendices of Miss Toyne LT-2 Appeal Site Appraisal Photographs-A3
CD 3.19b Proof of Evidence Appendices of Miss Toyne LT-3 Appeal Site Context Photographs v2
CD 3.19b Proof of Evidence Appendices of Miss Toyne LT-4 2829_Realm_Wirelnes-HR
CD 3.19b Proof of Evidence Appendices of Miss Toyne LT-5 2829_Realm Photomontages-HR
CD 3.19b Proof of Evidence Appendices of Miss Toyne LT-6 Published Green Belt Review Extracts
CD 3.19c Summary Proof of Evidence of Miss Toyne
CD 3.20a Proof of Evidence of Mrs Tindale
CD 3.20b Proof of Evidence Appendices of Mrs Tindale
CD 3.20c Summary Proof of Evidence of Mrs Tindale
CD 3.21a Proof of Evidence of Mr Hunter
CD 3.21b Summary Proof of Evidence of Mr Hunter
CD 3.22a Proof of Evidence of Mr Parker
CD 3.22b Proof of Evidence Appendices of Mr Parker Doc 1 of 4 DP2 to DP10
CD 3.22b Proof of Evidence Appendices of Mr Parker Doc 2 of 4 DP12 to DP27
CD 3.22b Proof of Evidence Appendices of Mr Parker Doc 3 of 4 DP28 to DP37
CD 3.22b Proof of Evidence Appendices of Mr Parker Doc 4 of 4 DP38 to DP39
CD 3.22c Summary Proof of Evidence of Mr Parker
CD 3.23a Proof of Evidence of Mr Jones
CD 3.23b Proof of Evidence Appendices of Mr Jones
CD 3.23c Summary Proof of Evidence of Mr Jones
CD 3.24 Rebuttal Proof of Evidence of Mr Kenworthy
CD 3.25 Rebuttal Proof of Evidence of Miss Toyne
CD 3.26 Rebuttal Proof of Mr Jones
CD 3.27 Affordable Housing Statement of Common Ground tripartite
CD 3.28 Statement of Common Ground 5 (Appellant & SACDC – Landscape)
CD 4.1 Affordable Housing Needs Assessment
CD 4.2 Affordable Housing Statement
CD 4.3 Agricultural Land Classification
CD 4.4 Air Quality Assessment
CD 4.5 Application Form
CD 4.6 Arboricultural Report
CD 4.7 Design and Access Statement
CD 4.8 Draft S106 Heads of Terms
CD 4.9 Ecology Appraisal
CD 4.10 EIA Screening Decision Ref. 5/2021/2520
CD 4.11 Flood Risk Assessment Part 1
CD 4.12 Flood Risk Assessment Part 2
CD 4.13 Geoenvironmental Preliminary Risk Assessment Part 1
CD 4.14 Geoenvironmental Preliminary Risk Assessment Part 2
CD 4.15 Geoenvironmental Preliminary Risk Assessment Part 3
CD 4.16 Geoenvironmental Preliminary Risk Assessment Part 4
CD 4.17 Landscape and Visual Impact Assessment
CD 4.18 Local Requirements Checklist
CD 4.19 Noise Assessment
CD 4.20.1 Existing Site Plan
CD 4.20.2 Indicative Proposed Site Layout
CD 4.20.3 Site Location Plan
CD 4.21 Planning Statement
CD 4.22 Site Photos
CD 4.23 Statement of Community Involvement
CD 4.24 Sustainable Drainage Assessment
CD 4.25 Topographical Survey
CD 4.26 Transport Assessment Part 1
CD 4.27 Transport Assessment Part 2
CD 4.28 Transport Assessment Part 3
CD 4.29.1 Proposed Access Arrangements
CD 4.29.2 Proposed Foot Cycle Enhancement Schemes Sheet 1 Stanley Avenue
CD 4.29.3 Proposed Foot Cycle Enhancement Schemes Sheet 2 Watford Road
CD 4.29.4 Swept Path Analysis Fire Tender
CD 4.29.5 Swept Path Analysis Refuse Vehicle
CD 4.30 Travel Plan Part 1
CD 4.31 Travel Plan Part 2
CD 4.32 Tree Protection Plan
CD 4.33 Utilities Assessment Part 1
CD 4.34 Utilities Assessment Part 2
CD 4.35 Utilities Assessment Part 3
CD 4.36.1 Indicative Proposed Site Layout
CD 4.37 Errata to Planning Statement
CD 4.38 Legal Opinion
CD 4.39 Leaflet for Planning Committee Councillors
CD 4.40 Rebuttal of Officer Report sent to Councillors
CD 4.41 Emails referred to in CD 4.39 and CD 4.40
CD 4.42 Minerals Resource Assessment
CD 4.43 Sustainable Drainage Assessment Revised
CD 4.44 Transport Assessment Addendum
CD 4.45.1 Proposed PRoW Improvements
CD 4.45.2 Proposed PRoW Upgrades
CD 4.45.3 Proposed Memorial Car Parking Allocation
CD 4.45.4 Proposed Pedestrian Cycling Upgrades Toucan Crossing
CD 4.46 Submission re: St Stephen NP
CD 4.47.1 Indicative Proposed Site Layout
CD 4.47.2 Site Location Plan
CD 4.47.3 Revised Proposed PRoW Improvements (St Stephens 080) Ref: 21086/004 Rev. A
CD 4.47.4 Revised Memorial Car Parking Allocation Ref: 21086/005 Rev. A
CD 4.48 Officer Report
CD 4.49 Spatial Planning Recommendation to Refuse
CD 4.50 Officer Report
CD 4.51 Officer Report
CD 4.52 Proof of Evidence of Mr Shaun Greaves on behalf of SACDC
CD 4.53 Proof of Evidence of Mr Shaun Greaves on behalf of SACDC
CD 4.54 Decision Notice
CD 4.55 Statement of Case
CD 4.56 Draft Statement of Common Ground
CD 4.57 Intentionally blank
CD 4.57.1 Preface to above
CD 4.58.1 LVIA for Sewell Park Part 1
CD 4.58.2 LVIA for Sewell Park Part 2
CD 4.58.3 LVIA for Sewell Park Part 3
CD 4.58.4 LVIA for Sewell Park Appendices
CD 4.59 Intentionally blank
CD 4.59.1 Preface to above
CD 4.60 Intentionally blank
CD 4.61 The Council’s decision-making performance
CD 4.62 Different Approach to similar LVIAs
CD 4.63 Haringey Council Housing Needs Assessment 2007
CD 4.64 St Albans City and District Council, Future Housing Targets, Tenures and Sizes Report
CD 4.65 Bullens Green Lane Statement of Common Ground
CD 4.66 LPAG Work Programme
CD 4.67 LPAG Work Programmes
CD 4.68 Intentionally blank as document now included elsewhere
CD 4.69 Draft S106 Agreement
CD 4.70 Spatial Manager at LPAG
CD 4.71 Notification of Intention to Appeal
CD 4.72 Written Ministerial Statements and PPG on unmet need and Very Special Circumstances
CD 4.73 Third Party Submissions
CD 4.74 St Albans Draft Housing Strategy
CD 4.75 St Albans Corporate Plan
CD 4.76 Genesis of Addison Park
CD 4.77 The Planning Crisis in St Albans
CD 4.77.1 Summary Proof
CD 4.77.2 St Albans Housing Needs Survey Update
CD 4.77.3 Armed Forces Covenant
CD 4.77.4 Affordable Housing in England
CD 4.77.5 Workforce: recruitment, training and retention in health and social care
CD 4.77.6 Extracts from East of England Plan
CD 4.77.7 Officer Report to Full Council
CD 4.77.8 A Local Housing Target
CD 4.77.9 No Oaklands Housing Action Group petition statement
CD 4.77.10 Extract from 2012 Draft SLP
CD 4.77.11 Inspector Hogger letter to Council
CD 4.77.12 Officer Report to Planning Policy Committee
CD 4.77.13 Examining Inspectors letter to Council
CD 4.77.14 Examining Inspectors letter to Council
CD 4.77.15 Examining Inspectors letter to Council
CD 4.77.16 Examining Inspectors letter to Council
CD 4.77.17 Dacorum Housing Needs Survey
CD 4.77.18 Question to Housing and Inclusion Committee
CD 4.77.19 Answer from Housing and Inclusion Committee
CD 4.77.20 Council Committee Responsibilities
CD 4.77.21 Site on Proposals Map Sheet 3
CD 4.77.22 St Albans Council Plan 2023-28
CD 4.77.23 St Albans Council Letter to Examining Inspectors
CD 4.77.24 Urbanissta Planning’s Case Study of St Albans
CD 4.77.25 Andrew Lainton’s Planning Blog criticism of St Albans
CD 4.77.26 Key Issues for Key Workers, Housing Report
CD 4.77.27 LB of Barnet Key Worker Housing Report
CD 4.77.28 LB or Barnet Officer Report for 100% Key Worker housing scheme
CD 4.78 Landscape and Visual Assessment
CD 4.78.1 Summary Proof
CD 4.78.2 Appendix 1
CD 4.78.3 Appendix 2
CD 4.78.4 Appendix 3
CD 4.78.5 Appendix 4
CD 4.78.6 Appendix 5
CD 4.79 Highways Proof of Evidence (Including Appendices)
CD 4.80 Affordable Housing Proof
CD 4.80.1 Summary Proof
CD 4.80.2 Appendices
CD 4.81 Planning Balance Proof
CD 4.82 Affordable Housing Rebuttal Proof of Evidence
CD 4.82.1 Appendix AGr1
CD 4.82.2 Appendix AGr2
CD 4.83 Highways Rebuttal of KCG for North of CGL
CD 4.84 Rebuttal Evidence Planning Balance
CD 4.85 SoCG Highways North of CGL
CD 4.86 APP.B1930.W.22.3312277 Land North of Chiswell Green Lane - Planning Conditions
CD 4.87 St Stephens S106 updated 9.9.22[10911] 110423 v2
CD 5.1 Statement of Case North Site
CD 5.2 Statement of Case South Site
CD 5.3 Proof of Evidence (North Site) of Stephen Connell
CD 5.4 Proof of Evidence (South Site) of Stephen Connell
CD 5.5 Summary Proof of Evidence (North Site) of Stephen Connell
CD 5.6 Summary Proof of Evidence (South Site) of Stephen Connell
CD 5.7 Burston Nurseries Appeal Decision
CD 5.8 Draft Strategic Site Selection Evaluation Outcome Report 2018
CD 5.9 Withdrawn Local Plan 2020-2036
CD 5.10 SKM Green Belt review 2013
CD 5.11 SKM Green Belt review 2014
CD 5.12 Bullens Green Appeal Decision
CD 5.13 Permission 2005/2003/1343 Butterfly World
CD 5.14 Permission 5/2008/2878
CD 5.15 Permission 5/2008/2877
CD 5.16 Permission 5/2010/872
CD 5.17 Permission 5/2014/3464
CD 5.18 Smallford Works Appeal Decision
CD 5.19 AMR 2022
CD 5.20 South-West Hertfordshire Local Housing Needs Assessment
CD 5.21 Letter to PINS 09/03/22
CD 5.22 Little Chalfont Appeal Decision
CD 5.23 HCC Appeal Statement South
CD 5.24 HCC Appeal Statement North
CD 5.25 Letter dated 31/03/23
CD 5.26 Education Report
CD 5.27 SPD East Cambridgeshire
CD 5.28 Appeal Decision
CD 5.29 Appeal Decision
CD 5.30 Butterfly World enforcement files
CD 5.31 Letter from HCC 20/03/23
CD 5.32 Proof of Evidence on Landscape and Visual Matters (North Site) of John-Paul Friend
CD 5.33 Proof of Evidence on Landscape and Visual Matters (South Site) of John-Paul Friend
CD5.35 Tri Service Accommodation Vol_1_Part_1_Version_27__2_ (1)
CD 5.36 20210816 DB REDACTED
CD 5.37 Local Plan Inspector's Report
CD 5.38 Former Imperial College Appeal Decision
CD 5.39 Cherry Hill appeal decision
CD 5.40 Rebuttal Proof of Evidence final
CD 5.41 Rebuttal Proof South
CD 5.42 Holyport
CD 5.43 Land at Boroughbridge Road
CD 5.44 Loxley works
CD 5.45 Raughmere
CD 6.1 Appeal Statement of Case
CD 6.2 Planning Statement – Land to the North of Chiswell Green Lane
CD 6.3 Planning Statement – Land to the South of Chiswell Green Lane
CD 6.4 Appeal submission Butterfly World
CD 6.5.1 Video – Land to the North of CGL
CD 6.5.2 Video – Land to the South of CGL
CD 6.5.3 Video – Chiswell Green Past and Present
CD 6.6 The State of the Green Belt
CD 6.7 Housing Need Hertfordshire 2020-36
CD 6.8 4,000 Local Empty Homes could help meet housing need
CD 6.9 The State of Brownfield 2022
CD 6.10 Brownfield – space for 20,436 homes
CD 6.11 Latest Government Data Shows Fewer Houses Needed in Hertfordshire
CD 6.12.1 Proof of evidence of Highways
CD 6.12.2 Summary proof of evidence
CD 6.13 Transport Note
CD 6.14 FOI response from HCC relating to the proposals for Watford Road
CD 6.15 Proof of evidence of Local Traffic
CD 6.16 Pictorial evidence of traffic:
CD 6.16.1 Aerial View of Access Roads
CD 6.16.2 Portacabin 1
CD 6.16.3 Defender Leading Transporter
CD 6.16.4 Portacabin Stuck in Lane
CD 6.16.5 Transporter Stuck in Lane 1
CD 6.16.6 Transporter Forcing SUV onto Path
CD 6.16.7 Aerial View of Forge End Intersecting Watford Road
CD 6.16.8 Forge End Intersecting Watford Road
CD 6.16.9 Video
CD 6.16.10 Long Fallow Entrance from Watford Road Parking
CD 6.16.11 Long Fallow Turning Point 1
CD 6.16.12 Long Fallow Turning Point 2
CD 6.16.13 A405 Noke Roundabout to M25 Roundabout
CD 6.16.14 A405 Tippendell Lane Roundabout with A404 Viewing to Noke Roundabout
CD 6.16.15 View of Traffic Jam on A405 Leading onto Noke Roundabout at Shell Station
CD 6.16.16 Video
CD 6.16.17 Video
CD 6.16.18 Simmons Pollution Indes
CD 6.17 Proof of evidence of the impact on traffic of committed development
CD 6.18.1 Ashfield Land Ltd, Rail Central Briefing Note 01 : Person Trip Attraction
CD 6.18.2 E-commerce 2022 : Forecast e-commerce growth in percentage of online retail / e-commerce sales 2017 to 2023
CD 6.18.3 Grant of Permission : Burston Rose and Garden Centre - Improvement to Site Access and introduction of new signal controls
CD 6.18.4 Officer’s report : Burston Rose and Garden Centre - Improvement to Site Access and introduction of new signal controls
CD 6.18.5 Signalised Junction plans – Burston Rose and Garden Centre
CD 6.19.1 Report of the Director of Environment to HCC Development Control Committee re SRFI, Radlett Airfield
CD 6.20 Proof of evidence – Local transport
CD 6.21 KCG Transport Survey
CD 6.22 Proof of evidence of Gateway development – Bullens Green Lane
CD 6.23 Call for Sites 2021 Submissions Map
CD 6.24 Bellway Homes Planning Statement
CD 6.25 Intentionally blank
CD 6.26 Intentionally blank
CD 6.27 Tarmac Planning Statement
CD 6.28 Vistry Homes Planning Statement
CD 6.29 Proof of evidence of Gateway development – Chiswell Green
CD 6.30 Call for Sites Chiswell Green map
CD 6.30.1 Long Fallow settlement boundary
CD 6.30.2 Forge End settlement boundary
CD 6.30.3 Hammersgate settlement boundary
CD 6.30.4 Cherry Hill settlement boundary
CD 6.31 Butterfly World – Appeal decision
CD 6.32.1 Butterfly World enforcement notice 1
CD 6.32.2 Butterfly World enforcement notice 2
CD 6.33 Butterfly World - image
CD 6.34 Boom Construction - image
CD 6.34.1 Rose Farm - image
CD 6.35 RES & Rose Society - image
CD 6.36 Intentionally blank
CD 6.37 Intentionally blank
CD 6.38 Intentionally blank
CD 6.39 Intentionally blank
CD 6.40 Intentionally blank
CD 6.41 Intentionally blank
CD 6.42 Intentionally blank
CD 6.43 Intentionally blank
CD 6.44 Understanding the Local Impact of New Residential Development
CD 6.45 How private developers get out of building affordable housing
CD 6.46 Financial Viability Assessment Summary – 5/2021/1972
CD 6.47 Intentionally blank
CD 6.48 Housing and Economic Land Availability Assessment (HELAA) – Drafts Outputs – Response to Member Questions - Important Information P1
CD 6.49 Hertfordshire Traffic and Transport Data Report 2022
CD 6.50 Transcript of Planning Development Committee Meeting
CD 6.51 Transcript of Planning Development Committee Meeting – Part 1
CD 6.52 Transcript of Planning Development Committee Meeting – Part 2
CD 7.1 National Planning Policy Framework
CD 7.2 Housing Delivery Test 2021 Results
CD 7.3 Fixing our Broken Housing Market
CD 7.4 Use of receipts from Right to Buy sales
CD 7.5 National Character Area (NCA) 111: Northern Thames Basin
CD 7.6 Building Bulletin 103
CD 7.7 Building Bulletin 104
CD 7.8 Securing developer contributions for education (Nov 2019)
CD 7.9 Education Act 1996
CD 7.10 Planning Newsletter
CD 7.11 National Design Guide
CD 7.12 Net Zero Strategy : Build Back Greener
CD 7.13 Gear Change : a bold vision for cycling and walking
CD 7.14 The second cycling and walking investment strategy (CWIS2)
CD 7.15 Local Transport Note 1/20 cycle infrastructure design
CD 7.16 Manual for Streets 1
CD 7.17 Manual for Streets 2
CD 7.18 Better planning, better transport, better places
CD 7.19 Environment Act 2021
CD7.19.1 Freeths Mandatory Biodiversity Net Gain Rules Starting Nov 2023
CD7.20 Written Ministerial Statement (WMS) published on Rt Hon Michael Gove MP dated 6th December 2022
CD 7.21 PINS Note 14/2022 dated 8th December 2022
CD 7.22 Draft Changes to the NPPF
CD 7.23 School Output Specification Technical Annex 2J: Sustainability
CD 7.24 Extract from Development Management Procedure (England) Order (DMPO) (2015
CD 8.1 City and District of St Albans, District Local Plan Review 1994
CD 8.1a Saved Policies Direction
CD 8.2 St Albans City & District Local Plan 2020 – 2036 Publication Draft 2018
CD 8.3a Green Belt Review Purposes Assessment
CD 8.3b Green Belt Review Purposes Assessment: Annex 1 – Parcel Assessment Sheets for St Albans City & District Council
CD 8.4 Green Belt Review Sites and Boundaries Study (Prepared for St Albans City & District) 2013
CD 8.5 Green Belt Review Sites and Boundaries Study (Prepared for St Albans City & District) 2014
CD 8.6 Sites and boundary study for St Albans City and District Council, Figure 10.3 Indicative Layout Site 8 Land at Chiswell Green
CD 8.7 Authority’s Monitoring Report, 2022
CD 8.8 Strategic Housing Land Availability Assessment, Draft Strategic Site Selection Evaluation Outcomes, Appendix 3 Site Evaluation Forms Extract: Land at Chiswell Green (CG-561)
CD 8.9 Draft Housing and Economic Land Availability Assessment Report
CD 8.10 Draft Housing and Economic Land Availability Assessment Annex 15 Extract: Land at Chiswell Green Lane (STS-10-21)
CD 8.11 Draft Housing and Economic Land Availability Assessment Appendix B - Urban Capacity Study
CD 8.12 St Stephen Parish Neighbourhood Plan 2019 - 2036
CD 8.13 Hertfordshire Landscape Character Assessment Extract St Stephen’s Plateau
CD 8.14 The Hertfordshire Minerals Local Plan
CD 8.15 St Albans Council Design Advice Leaflet No. 1
CD 8.16 St Albans Council Revised Parking Policies and Standards
CD 8.17 St Albans Council Affordable Housing Supplementary Planning Guidance
CD 8.18 Independent Assessment of Housing Need and SHMA, St Albans City and District
CD 8.19 St Stephen Parish Housing Needs Assessment
CD 8.20 South West Hertfordshire Strategic Housing Market Assessment
CD 8.21 Brownfield Register 2021
CD 8.22 St Albans District local cycling and walking infrastructure plan (public consultation draft)
CD 8.22 Appendix H
CD 8.23 Local Transport Plan 4 - 2018-2031
CD 8.24 A414 Corridor Strategy Technical Report
CD 8.25 St Albans Housing Delivery Test Action Plan 2022
CD 8.26 Cllr Chris White to Sec of State Simon Clarke - letter
CD 8.27 Housing Strategy 2023-26
CD 8.28 St Albans Housing Allocations Policy
CD 8.29 Homelessness
CD 8.30 Home Truths
CD 8.31 Letter to SADC re Local Plan Intervention
CD 8.32 Letter to DCLG re Local Plan Intervention
CD 8.33 Letter to SADC re Local Plan Intervention
CD 8.34 Notice of Intention to Withdraw Local Plan
CD 8.35 SW Hertfordshire Local Housing Needs Assessment
CD 8.36 English Housing Survey 2021-22
CD 9.1a Oaklands College, St Albans Campus Appeal Decision - SoS letter
CD 9.1b Oaklands College, St Albans Campus Appeal Decision - Inspector's Report
CD 9.2 Roundhouse Farm, Land off Bullens Green Lane Appeal Decision
CD 9.2.1 Preface
CD 9.3 Land to the Rear of 112 to 156b Harpenden Road Committee Report
CD 9.4 Land to the rear of Burston Garden Centre Appeal Decision, 2022
CD 9.4.1 Preface
CD 9.5 Land off Orchard Drive, How Wood Committee Report
CD 9.6 Sun Lane and Ilkley Road Appeal Decision
CD 9.7 Land south of Heath Lane, Codicote Appeal Decision
CD 9.8 Land at Maitland Lodge, Southend Road, Billercay Appeal Decision
CD 9.9 Land North of Kennel Lane, Billericay
CD 9.10 Land south of Clappers Lane, Earnley, West Sussex
CD 9.11 Land between Lodge Land and Burtons Lane, Little Chalfont, Amersham
CD 9.12 Rectory Farm, Chescombe Road, Yatton, Bristol
CD 9.13 Manor Road and Drayton Green Road, West Ealing
CD 9.13.1 Preface to above
CD 9.14 Granville Road Estate, Granville Road, Childs Hill, City of London
CD 9.14.1 Preface to above
CD 9.15 Huntingdon decision
CD 9.16 Land to the rear of Burston Garden Centre Appeal Decision, 2020
CD 9.16.1 Preface to above
CD 9.17 Land off Aviation Lane, Burton-upon-Trent
CD 9.18 Land at Filand Road/Jenner Lane, Malmesbury
CD 9.19 Land to the East of Highgate Hill and South of Copthall Avenue, Hawkhurst
CD 9.20 Land at Franklins Drive, Addlestone
CD 9.21 Haydock Point Appeal Decision
CD 9.22 North Lodge Farm Appeal Decision
CD 9.23 Land West of Limpsfield Road Appeal Decision
CD 9.24 Former Fleet Police Station Appeal Decision
CD 10.1 Bloor Homes East Midlands Ltd v Secretary of State for Communities and Another
CD 10.1.1 Preface to above
CD 10.2 R (Mansell) v Tonbridge BC
CD 10.2.1 Preface to above
CD 10.3 R (on the application of Samuel Smith Old Brewery (Tadcaster) and others) v North Yorkshire County Council
CD 10.3.1 Preface to above
CD 10.4 William Davis Limited and others v Charnwood Borough Council
CD 10.4.1 Preface to above
CD 10.5 Arthur, R (on the application of) v London Borough of Barnet
CD 10.5.1 Preface to above
CD 10.6 St Albans v Hunston Properties Ltd, R (On the Application Of) & Anor
CD 10.7 Save North St Albans Green Belt & Ors, R (On the Application Of) v Hunston Properties Ltd & Ors
CD 10.8 R (on the application of Heath and Hampstead Society) v Camden London Borough Council
CD 10.9 R (on the application of Lee Valley Regional Park Authority) v Epping Forest District
Council and another
CD 10.10 R (on the application of Luton Borough Council) v Central Bedfordshire Council
CD 10.11 R (on the application of Samuel Smith Old Brewery (Tadcaster) and others) v North Yorkshire County Council
CD 10.12 Sefton Metropolitan Council v Secretary of State for Housing, Communities and
Local Government
CD 10.13 Summers Poultry Products ltd v Secretary of State for Communities and
Local Government and Stratford-on-Avon District Council
CD 10.14 Turner v Secretary of State for Communities and Local Government and another
CD 10.15 Wychavon District Council v Secretary of State for Communities and Local
Government and another