Tollgate Road Inquiry
Appeal by Vistry Homes of application 5/2022/1988 at Land To The Rear Of 42-100 Tollgate Road & 42 Tollgate Road Colney Heath St Albans Hertfordshire
The Public Inquiry took place in the Council Chamber, Civic Centre, St Peters Street, St Albans between Tuesday 19 September and Thursday 28 September 2023.
Inquiry Programme (revised 20.9.23)
Documents submitted during the Inquiry are listed in section 19 of the Core Documents below.
Inspector’s Note following Case Management Conference
Site visit
Appeal documents
Section 106 Agreement
Proofs of Evidence
Appellant Proofs
Affordable Housing
0314-04.RPT.M23 Affordable Housing Proof of Evidence
0314-04.RPT.M23 Appendices
0314-06.RPT.M23 Summary Affordable Housing Proof of Evidence
Heritage
Colney Heath Proof of Evidence Heritage FINAL
Summary Heritage GS FINAL
Highways
JNY11289-09 I Dimbylow Proof of Evidence
JNY11289-10 I Dimbylow Summary PoE
Landscape
3925_14e Landscape Evidence
3925_15_Appendices to Proof_email_
Planning
Tollgate Road - Planning Proof of Evidence (including summary)
Appendix 1
Appendix HLS16 - CD 3.12 Overarching Statement of Common Ground (v21) Final - signed
St Albans HLS Statement (April 2023)
Appendix 2
3925_126_PDL Plan (Appellant's View)
3925_127_A PDL Plan (Existing Field Usage)
Appendix 3
230718 Landowner statement of site use
Appendix 4
332510999 Land at Tollgate Road 22-08-2023 Geo_Final
Self-Build and custom
0314-05.RPT.M23 Self-Build and Custom Housebuilding Evidence with Appendices0314-07.RPT.M23 Summary Self-Build and Custom-Build Proof of Evidence
LPA Proofs
Chris Carr Proof of Evidence
Heritage Statement of Common Ground
John-Paul Friend Proof of Evidence
John-Paul Friend Summary Proof of Evidence
Nick Collins Proof of Evidence
Nick Collins Summary Proof of Evidence
Phillip Hughes Proof of Evidence
Phillip Hughes Summary Proof of Evidence
Rule 6 Party (Colney Heath Parish Council) Proofs
20230822-CHPC CD 9.11 Green Belt Openess and impact on Landscape-v1
20230822-CHPC CD 9.12 Previously Developed Land-v1
20230822-CHPC CD 9.13 Planning History-v1
20230822-CHPC CD 9.14 Sustainability of location-v1
20230822-CHPC CD 9.15 Highways and Active Transport-v1
20230822-CHPC CD 9.16 Relevant Planning Matter-v1
20230822-CHPC CD 9.17 cycle routes assessment v1
20230822-CHPC CD 9.18-Walking Routes Assessments-v1
20230822-CHPC CD 9.19 Flooding-v1
20230822-CHPC CD 9.20-Affordability-v1
20230822-CHPC CD 9.21 Community Infrastructure-v120230822-CHPC CD 9.22 Planning-v1
CD 1.1 National Planning Policy Framework (2021)
CD 1.2 National Planning Practice Guidance
https://www.gov.uk/government/collections/planning-practice-guidance
CD 2.1 Saved Policies of the St. Albans District Local Plan Review (1994)
CD 2.2 HCC’s Waste Core Strategy & Development Management Policies DPD (2012)
CD 2.3 HCC’s Hertfordshire Minerals Local Plan 2007
CD 2.4 Affordable Housing Supplementary Planning Guidance (2004)
CD 2.5 Revised Parking Polices and Standards (2002)
CD 2.6 Design and Layout of New Housing Advice Leaflet No 1 (1998)
CD 2.7 Design and Layout of New Housing Advice Leaflet No 2 (1998)
CD 3.1 Draft Local Plan Regulation 18 Public Consultation (June 2023)
CD 3.2 Draft Policies Map (June 2023)
CD 3.3 St Alban District Council’s Local Development Scheme (September 2022)
CD 3.4 St Albans Stage 2 Green Belt Review (June 2023)
CD 3.5 Green Belt Review: Washed Over Villages Study
CD 3.6 Settlement Hierarchy Study Part 1 Baseline (June 2023)
21/22 September: Corrected linked documents for 3.4/3.5/3.6
CD 3.7 St Albans and District Council Open Space Study Draft Final June 2023
CD 4.1 Application form
CD 4.2 Air Quality Assessment (June 2022)
CD 4.3 Arboricultural Impact Assessment (June 2022)
CD 4.4 Arboricultural Survey Report (March 2022)
CD 4.5 Archaeology and Heritage Assessment (June 2022)
CD 4.6 Design and Access Statement (June 2022)
CD 4.7 Draft Heads of Terms for Section 106 Agreement
CD 4.8 Ecological Impact Assessment (July 2022)
CD 4.9 Flood Risk Assessment, Surface Water and Foul Water Drainage Strategy (June 2022) Part 1
CD 4.9 Flood Risk Assessment, Surface Water and Foul Water Drainage Strategy (June 2022) Part 2
CD 4.9 Flood Risk Assessment, Surface Water and Foul Water Drainage Strategy (June 2022) Part 3
CD 4.10 Landscape and Visual Impact Assessment and Green Belt Assessment (June 2022)
CD 4.11 Noise Impact Assessment (June 2022)
CD 4.12 Planning Statement (including affordable housing statement) (June 2022)
CD 4.13 Statement of Community Involvement (June 2022)
CD 4.14 Transport Assessment (June 2022)
CD 4.15 Travel Plan (June 2022)
CD 4.16 Utilities Appraisal Report (June 2022)
CD 4.17 Concept Masterplan (drawing no. CSA/3925/117 Rev B) (June 2022)
CD 4.18 Existing Elevations and Floor Plan (drawing no. TR/01) (December 2015)
CD 4.19 Existing Features Plan (drawing no. CSA/3925/122 Rev A) (June 2022)
CD 4.20 Illustrative Masterplan (drawing no. 3925/118 Rev A) (June 2022)
CD 4.21 Opportunity and Constraint Plan (drawing no. CSA/3925/108 Rev A) (December 2020)
CD 4.22 Parameter Plan (drawing no. CSA/3925/120 Rev B) (June 2022)
CD 4.23 Proposed Access and Layout Plan (drawing no. JNY11289-RPS-0100-001 Rev A) (April 2022)CD 4.24 Site Location Plan (drawing no. CSA/3925/109 Rev E) (March 2021)
CD 5.1 Drainage Letter from Stantec (November 2022)
CD 5.2 EIA Screening Opinion (February 2023)
CD 5.3 Health Impact Assessment (December 2022)
CD 5.4 Heritage Setting Addendum (December 2022)
CD 5.5 Hertfordshire Ecology Response Letter (December 2022)
CD 5.6 Mineral Assessment Desk Study (December 2022)
CD 5.7 Phase 1 Ground Conditions Assessment (May 2022)
CD 5.8 Phase 2 Ground Investigation Report (June 2022)
CD 5.9 Technical Note – Response to HCC Highways (November 2022)
CD 5.10 Technical Note – Response to HCC Highways (February 2023)
CD 5.11 Technical Note – Response to Resident Objection in relation to underground stream (January 2023)
CD 5.12 Transport Assessment (November 2022)
CD 5.13 Travel Plan (November 2022)
CD 5.14 Concept Masterplan (drawing no. CSA/3925/117 Rev E) (June 2022)
CD 5.15 Concept Masterplan (drawing no. CSA/3925/117 Rev F) (June 2022)
CD 5.16 Illustrative Landscape Cross-Section (drawing no. CSA/3925/123 Rev A) (December 2022)
CD 5.17 Illustrative Masterplan (drawing no. CSA/3925/118 Rev C) (June 2022)
CD 5.18 Illustrative Masterplan (drawing no. CSA/3925/118 Rev D) (June 2022)
CD 5.19 Parameter Plan (drawing no. CSA/3925/120 Rev C) (June 2022)
CD 5.20 Parameter Plan (drawing no. CSA/3925/120 Rev F) (June 2022)
CD 5.21 Parameter Plan (drawing no. CSA/3925/120 Rev G) (June 2022)
CD 5.22 Photosheets (drawing no. CSA/3925/121) (August 2022)
CD 5.23 Photosheets (drawing no. CSA/3925/121 Rev A) (December 2022)
CD 5.24 Photosheets (drawing no. CSA/3925/121 Rev B) (March 2023)
CD 5.25 Photosheets (drawing no. CSA/3925/121 Rev E) (April 2023)
CD 5.26 Proposed Access and Layout Plan (drawing no. JNY11289-RPS-0100-001 Rev B) (April 2023)CD 5.27 View from North Mymms House (drawing no. CSA/3925/124) (February 2023)
CD 7.1 Appellants’ Statement of Case
CD 7.2 St Alban District Council’s Statement of Case
CD 7.3 Rule 6 Party Colney Heath Parish Council’s Statement of Case
CD 8.1 Affordable Housing Statement of Common Ground (between the Appellant and St Alban District Council)
CD 8.2 Highway’s Statement of Common Ground (between the Appellant and HCC)
CD 8.3 Statement of Common Ground (between the Appellant and St Alban District Council)
CD 8.4 Heritage Statement of Common Ground (between the Appellant and St Alban District Council)
CD 8.5 Landscape Statement of Common Ground (between the Appellant and St Alban District Council)
CD 8.6 Surface water flood risk statement of common ground (between the Appellant and HCC)
CD 9.1 Annie Gingell’s Housing Proof of Evidence
CD 9.2 Andy Moger’s Custom and Self Build Housing Proof of Evidence
CD 9.2 Summary
CD 9.3 Gail Stoten’s Heritage Proof of Evidence
CD 9.3 Summary
CD 9.4 Ian Dimbylow’s Highways Proof of Evidence
CD 9.4 Summary
CD 9.5 Clive Self’s Landscape Proof of Evidence
CD 9.6 Oliver Bell’s Planning Proof of Evidence
CD 9.7 Nick Collins’ Heritage Proof of Evidence
CD 9.7 Summary
CD 9.8 Chris Carr’s Highways Proof of Evidence
CD 9.9 John Paul Friend’s Landscape Proof of Evidence
CD 9.9 Summary
CD 9.10 Phillip Hughes’ Planning Proof of Evidence
CD 9.10 Summary
CD 9.11 Colney Heath Parish Council Rule 6 Green Belt Openness and Impact on Landscape Character and Appearance Proof of Evidence
CD 9.12 Colney Heath Parish Council Rule 6 Previously Developed Land Proof of Evidence
CD 9.13 Colney Heath Parish Council Rule 6 Planning History Proof of Evidence
CD 9.14 Colney Heath Parish Council Rule 6 Sustainability of Location Proof of Evidence
CD 9.15 Colney Heath Parish Council Rule 6 Highways and Active Transport Proof of Evidence
CD 9.16 Colney Heath Parish Council Rule 6 Relevant Planning Matters
Decisions Referred to in CD 9.16
CD 9.17 Colney Heath Parish Council Rule 6 ASSESSMENT OF CYCLING ROUTES TO FACILITIES
CD 9.18 Colney Heath Parish Council Rule 6 Walking Route Assessment
CD 9.19 Colney Heath Parish Council Rule 6 Flooding Proof of Evidence
CD 9.20 Colney Heath Parish Council Rule 6 Affordability Proof of Evidence
CD 9.21 Colney Heath Parish Council Rule 6 Community Infrastructure Proof of Evidence
CD 9.22 Colney Heath Parish Council Rule 6 Planning Proof of Evidence
CD 9.23 Ron Henry’s Flooding Rebuttal Proof of Evidence
CD 9.24 Oliver Bell’s Planning Rebuttal
CD 9.25 Annie Gingell’s Affordable Housing Rebuttal
CD 9.26 Clive Self’s Landscape Rebuttal
CD 10.1 South West Hertfordshire Strategic Housing Market Assessment (January 2016)
CD 10.2 South West Hertfordshire Local Housing Need Assessment (September 2020)
CD 10.3 St Albans City and District Authority’s Monitoring Report (February 2022)
CD 10.4 St Albans City and District Housing Strategy 2023-2026
CD 10.5 St Albans City and District Homelessness Strategy 2022-2025
CD 10.6 St Albans City and District Corporate Plan 2021-2026
CD 10.7 Government consultation - Use of receipts from Right to Buy Sales (August 2018)
CD 11.1 Historic Environment Good Practice Advice in Planning Note 2: Managing Significance in Decision Taking in the Historic Environment
CD 11.2 Historic Environment Good Practice Advice in Planning Note 3: The Setting of Heritage Assets (Second Edition)11, the key guidance of assessing setting
CD 11.3 Heritage Significance: Analysing Significance in Heritage Assets, Historic England Advice Note 12
CD 11.4 Conservation Principles: Polices and Guidance for the Sustainable Management of the Historic Environment
CD 11.5 Barnwell Manor Wind Energy Ltd v (1) East Northamptonshire DC & Others [2014] EWCA Civ 137
CD 11.6 Jones v Mordue [2015] EWCA Civ 1243
CD 11.7 Historic England, Managing Significance in Decision-Taking in the Historic Environment: Historic Environment Good Practice Advice in Planning: 2 (2nd edition, Swindon, July 2015)
CD 11.8 Historic England, The Setting of Heritage Assets: Historic Environment Good Practice Advice in Planning Note 3 (2nd edition, Swindon, December 2017)
CD 11.9 Historic England, Statements of Heritage Significance: Analysing Significance in Heritage Assets, Historic England Advice Note 12 (Swindon, October 2019)
CD 11.10 English Heritage, Conservation Principles: Policies and Guidance for the Sustainable Management of the Historic Environment (London, April 2008)
CD 11.11 Historic England, GPA 3
CD 11.12 Catesby Estates Ltd. V. Steer [2018] EWCA Civ 1697
CD 11.13 EWHC 2847, R DCLG and Nuon UK Ltd v. Bedford Borough Council
CD 11.14 R (Forge Field Society) v Sevenoaks District Council [2014] EWHC 1895 (Admin)
CD 11.15 Historic England, GPA 2CD
11.16 Palmer v Herefordshire Council & Anor [2016] EWCA Civ 1061
CD 12.1 Hertfordshire Landscape Character Assessment
CD 12.2 Guidelines on Landscape and Visual Impact Assessment 3rd Edition
CD 12.3 Green Belt Review Purposes Assessment Final Report November 2013
CD 13.1 R. v. Rochdale Metropolitan Borough Council ex p. Milne 31st July 2000 (CO/292/2000)
CD 13.2 Cawrey Ltd and SoSCLG and Hinkley and Bosworth BC [2016] EWHC 1198 (Admin)
CD 13.3 Timmins and Anr and Gedling Borough Council [2014] EWHC 654 (Admin)
CD 13.4 R (Lee Valley RPA) v Epping Forest DC [2016] EWCA Civ 404
CD 13.5 Turner v SSCLG [2016] EWCA Civ 466
CD 13.6 R (Samuel Smith Old Brewery (Tadcaster) & Ors v N. Yorks CC [2020] UKSC 3
CD 13.7 Dartford BC and SoSCLG and Ors [2017] EWCA Civ 141
CD 13.8 SoSCLG, Reigate and Banstead BC, Tandridge DC and Redhill Aerodrome Ltd [2014] EWCA Civ 1386
CD 13.9 R (Chelmsford) v First Secretary of State and Draper [2003] EWHC 2978
CD 13.10 R (Basildon District Council) v First Secretary of State and Temple [2004] EWHC 2759 (Admin)
CD 13.11 Wychavon District Council v Secretary of State and Butler [2008] EWCA Civ 692
CD 13.12 St Albans v Hunston Properties Ltd and Anor EWCA Civ. 1610
CD 13.13 R (Hampshire County Council) v Secretary of State for Environment, Food and Rural Affairs [2021] EWCA Civ 398
CD 13.15 Sykes v Secretary of State for the Environment (1981)
CD 14.1 Land East of Park Lane, Coalpit Heath, South Gloucestershire (September 2018)
CD 14.2 Land off Hepworth Road, Woodville (June 2019)
CD 14.3 Land at Pear Tree Lane, Euxton, Chorley (August 2020)
CD 14.4 Land at Church Lane, Whittington (November 2020)
CD 14.5 Land behind 31-33 The Causeway, Steventon (May 2021)
CD 14.6 Land off Bullens Green Lane, Colney Heath (June 2021)
CD 14.7 Land to the rear of Brock Cottage, Burford Road, Brize Norton (July 2022)
CD 14.8 Land adjacent to Walton Hall, Chapel Lane, Walton (September 2022)
CD 14.9 Land South of (East of Griffin Place) Radwinter Road, Seward’s End, Saffron Walden (October 2022)
CD 14.10 Land at Duckmoor, East of Billingshurst (January 2023)
CD 14.11 Land Adjoining Pondview, Sturt Green, Holyport, Berkshire
CD 14.12 Land West of Suffolk House, Ixworth Road, Norton, Suffolk (June 2023)
CD 14.13 Oving Road, Chichester (August 2017)
CD 14.14 Land to the west of Langton Road, Norton (September 2018)
CD 14.15 Land to the rear of the former Dylon International Premises, Station Approach, Lower Sydenham, London (June 2019)
CD 14.16 Oxford Brookes University, Wheatley Campus, Wheatley, Oxford (April 2020)
CD 14.17 Land off Aviation Lane, Burton-upon-Trent (October 2020)
CD 14.18 Winterfield Lane, East Malling (March 2021)
CD 14.19 Land at Filands Road/Jenner Lane, Malmesbury, Wiltshire (January 2022)
CD 14.20 Maitland Lodge, Billericay (November 2022)
CD 14.21 Land at Dene Road, Cotford St Luke (February 2023)
CD 14.22 Land between Lodge Lane and Burtons Lane, Little Chalfont, Buckinghamshire (March 2023)
CD 14.23 Burstons Garden Centre Chiswell Green, St Albans (APP/ B1930/W/19/3235642) (January 2020)
CD 14.24 Land at Roestock Deport Colney Heath (APP/B1930/W/15/3137409)
CD 14.25 Haydock Point - Land at A580 East Lancashire Road / A49 Lodge Lane (APP/H4315/W/20/3256871) (November 2021)
CD 14.26 Land at Little Bushey Lane, Bushey (APP/N1920/W/23/3314268) (July 2023)
CD 14.27 Land to the North of Bradmans Way, Brookmans Park (APP/C1950/W/22/3307844) (July 2023)
CD 14.28 Land north of Berkey Road Needham Market (March 2023)
CD 14.29 Land at Little Bushey Lane Bushey (July 2023)
CD 14.30 22a Staveley Road Leicester (March 2022)
CD 14.31 9 Boscundle Close St Austell (January 2022)
CD 14.32 Land north of Plumbley Meadows Winterbourne Kingston (September 2022)
CD 14.33 Land adjacent to Cornerways, High Street, Twyning, Tewkesbury (13 July 2015)
CD 14.34 Clover Court, Clanfield Appeal ref: APP/D3125/W/19/3235474 (May 2020)
CD 14.35 Lavendon, Olney Appeal Ref: APP/Y0435/W/17/3178790 (November 2017)
CD 15.1 Land off Darnhall School Lane, Winsford, Cheshire (November 2019)
CD 15.2 Franklands Drive (December 2006)
CD 15.3 Land North of Viaduct adj. Orchard Business Park, Ledbury (March 2021)
CD 16.1 Housing Delivery Test (HDT) results 2021
CD 16.2 ‘The Economic Footprint of UK House Building’ published in March 2018 by the House Builders Federation
CD 16.3 DfT ‘Inclusive Mobility’ 12/2021
CD 16.4 Local Transport Note 1/20 Cycle Infrastructure Design Guide
CD 16.5 Roads in Hertfordshire Design Guide
CD 16.6 Planning for Walking (CIHT, 2015)
CD 16.7 Travel to school for children of compulsory school age (DfE, 2023)
CD 16.8 Manual for Street
CD 16.9 Welsh Active Travel Act guidance: walking and cycling route audit tools July 2021 - cycling
CD 16.9 Welsh Active Travel Act guidance: walking and cycling route audit tools July 2021 - walking
CD 16.10 Sustrans Walking Neighborhoods 16 May 2022 Appendix IV
CD 16.11 The Town and Country Planning Association, 2021 20 Minute Neighborhoods
CD 16.12 Written Ministerial Statement of December 2015
CD 16.13 HMWT Colney Heath Management Plan 2022
CD 16.14 Guidelines for Providing Journeys on Foot (IHT, 2000)
CD 16.15 Place & Movement Planning and Design Guide (HCC, 2023)
CD 17.1 HCC Local Transport Plan LTP4 (May 2018)
CD 17.2 St Albans Local Cycling and Walking Infrastructure Plan (February 2023)
CD 17.3 National Travel Survey England 2022 Main Results
CD 18.1 Flood Risk Assessments - Climate Change Allowances (May 2022)
CD 18.2 PPG Flood risk and coastal change (August 2022)
CD 18.3 South West Herts Level 1 Strategic Flood Risk Assessment Main Report (2019)
CD 19.1 Appellant Opening Statement
CD 19.2 Colney Heath Parish Council Opening Statement
CD 19.3 Local Planning Authority Opening Statement
CD 19.4.0.1 Interested Party Statement - Deepak Bhat
CD 19.4.02 Lesley Bloomfield Interested Party Statement
CD 19.4.03 Corinne Doust Interested Party Statement
CD 19.4.04 Margaret Nash Interested Party Statement
CD 19.4.05 Lynn Skelt Interested Party Statement
CD 19.4.06 Melvin and Marianne Davies Interested Party Statement
CD 19.4.07 Peter and Penny Stevenson Interested Party Statement
CD 19.4.08 Ryan Simpson Flowerday Interested Party Statement
CD 19.4.09 John Rowland Interested Party Statement
CD 19.4.10 Nancy Taffs Interested Party Statement
CD 19.4.11 Kate Day Interested Party Statement
CD 19.4.12 Sue Slngsby Interested Party Statement
CD 19.5 Round Table agenda for flood risk
CD 19.6 Round Table agenda for heritage
CD 19.7 Round Table agenda for landscape
CD 19.8 SADC provided Cycle Routes
19.10 Colney Heath Parish Council Presentation 22 September 2023
19.11.1 s106 Agreement Note to Inspector (summary of s106)
19.11.2 s106 Agreement (21 September 2023)
19.11.3 s106 Agreement Map
CD 19.12 CIL Compliance Statement (Revised 27.9.23)
CD 19.13 St Albans District LCWIP Final Report (December 2022)
CD 19.14 LPA SADC Closing Statement
CD 19.15 Colney Heath PC Closing Statement
CD 19.16 Appellant Closing Statement