Bricket Wood Inquiry
Appeal by JK Rudkin Builders Ltd of application 5/2022/2443 at Land at Bricket Wood Sports And Country Club, Paintball Site & Bricket Lodge, Lye Lane, Bricket Wood, Hertfordshire, AL2 3TF
The Public Inquiry took place in the Council Chamber, Civic Centre, St Peters Street, St Albans between Tuesday 11 and Thursday 13 and Tuesday 18-Wednesday 19 June. .
The Public Inquiry adjourned on Thursday 20th June 2024. The first six days of the Inquiry were live streamed / webcast; please visit https://stalbans.public-i.tv to view the recordings.
The Inquiry will reconvene on Friday 25th October 2024. Please note that this will now be a virtual session only. Interested parties can however view the live streamed webcast at https://stalbans.public-i.tv
Documents submitted during the Inquiry
Council Opening Statement
ID1 Lye Lane Footpath Herts Ecology Statement
ID2 Lye lane Stage 1 RSA & Designers Response
ID6 The SuDS Manual
ID7 Hertfordshire County Council Local Flood Risk Management Strategy 2 2019-2029
ID8 PPG Flood risk and coastal change - extracts
ID9 S23 Land Drainage Act 1991
ID10 Application reference 5/2021/3194 FRA Part 1
ID11 Application reference 5/2021/3194 FRA Part 2
ID12 Application reference 5/2021/3194 FRA and Drainage Strategy SUDS
ID13 Statement of Common Ground Highways
ID14 Statement from 'Keep Chiswell Green'
ID15 MRP Survey of Blackgreen Wood
ID16 SDP Drainage Ditch Survey
ID17 MRP Sustainable Drainage Strategy Update
ID18 GeoSmart Sustainable Drainage Assessment update July 2024
ID19 LPA Response to New Flooding Evidence 19.07.2024
ID20 MRP Sustainable Drainage Strategy Update - Response to Council
ID21 Bricket Wood Sports and Country Club_Suggested Conditions_Updated following round table discussion
ID22 Proof of Evidence Addendum_LLFA Bricket Wood Sports and Country Club_Sept 2024_v1
ID23 SADC Statement on Consultation Draft NPPF and WMS_September 2024
ID24 Appellant submission re Consultation Version of the NPPF
ID24a Appendix 1 Proposed Revised NPPF
ID24b Appendix 2 WMS Building the homes we need
ID24c Appendix 3 Open Consultation document
ID25 MRP Planning - Rebuttal of PoE of K Waters (Sept 24)
ID25a Appendix 1 Sustainable Drainage Assessment Update October 2024
ID 26 Council's Closing Statement
ID 26a R (Hillingdon LBC) v Transport Secretary
ID 26b Griffiths v Tui (UK) Ltd
ID 27 Appellant's Closing Statement
Core Documents
Original Application Documents – Reports and Plans
CD 1.1 Application Form
CD 1.2 Site Location Plan - superseded
CD 1.3 Existing Site Plan - superseded
CD 1.4 Indicative Proposed Site Layout Rev. C
CD 1.5 Ecology Appraisal
CD 1.6 Emergence and Bat Activity Survey
CD 1.7 Full Common Reptile Survey
CD 1.8 Flood Risk Assessment
CD 1.9 Sustainable Drainage Assessment
CD 1.10 Thames Water Confirmation of Capacity
CD 1.11 Landscape and Visual Impact Assessment
CD 1.12 Noise Assessment
CD 1.13 Utilities Assessment
CD 1.14 Transport Assessment
CD 1.15 Travel Plan
CD 1.16 Highways Response
CD 1.17 Road Safety Response
CD 1.18 Proposed Site Access Junction
CD 1.19 Proposed Site Access/Lye Lane
CD 1.20 Proposed New Footpath on Lye Lane
CD 1.21 Swept Path Analysis
CD 1.22 Design and Access Statement
CD 1.23 Planning Statement
CD 1.24 Affordable Housing Needs Statement
CD 1.25 Local Requirements Checklist
CD 1.26 Site Photos
CD 1.27 Draft S106 Heads of Terms
Additional Application Documents – Reports and Plans
CD 1.28 Site Location Plan Rev. A
CD 1.29 Existing Site Plan Rev. A
CD 1.30 Final Full Reptile Survey
CD 1.31 Topographical Survey
CD 1.32 Proposed Active Travel Plan Improvements
CD 1.33 Proposed Lye Lane Cross Sections
CD 1.34 Swept Path Analysis Large Refuse Vehicle TK01
CD 1.35 Swept Path Analysis Large Refuse Vehicle TK02
CD 1.36 Swept Path Analysis Large 7.5t Box Van TK01
CD 1.37 Swept Path Analysis Large 7.5t Box Van TK01
CD 1.38 Supplementary Planning Statement
CD 1.38.1 Appendix 1 – Appeal Decision
CD 1.39 SSSI Statement
CD 1.39.1 Appendix 1 – Natural England letter
CD 1.39.2 Appendix 2 – Bricket Wood Common citation
CD 1.39.3 Appendix 3 – Moor Mill citation
CD 1.40 Response to HCC
CD 1.40.1 Transport Assessment Update
CD 1.40.2 SUDS Compliant Footpath Construction
CD 1.40.3 Solar Lighting Brochure
CD 1.40.4 HCC Owned Land
CD 1.41 Highways Technical Note
Appeal Submission Documents
CD 2.1 Statement of Case
CD 2.1.1 Appendix 1 to SoC
CD 2.2 List of Documents
CD 2.3 DRAFT Statement of Common Ground
Planning Balance – Proof of Evidence of Brian Parker
CD 2.4 Proof of Evidence
CD 2.4.1 Appendix 1 – Extent of Paintball Site
CD 2.4.2 The Status of England’s Local Wildlife Sites
CD 2.4.3 Arboricultural Method Statement – Lye Lane
CD 2.4.4 Claim Bundle. Vistry Homes vs SoS re: Tollgate Road
CD 2.4.5 Proposed Site Plan Rev D
CD 2.4.6 Addendum to FRA and SDS
CD 2.5 Summary Proof
Affordable Housing – Proof of Evidence of Annie Gingell
CD 2.6 Proof of Evidence
CD 2.6.1 Appendix AG1 – FoI Response
CD 2.6.2 Appendix AG2 – Extracts from Planning Practice Guidance
CD 2.6.3 Appendix AG3 – Summary of Corporate Documents
CD 2.6.4 Appendix AG4 – Help To Buy Register
CD 2.6.5 Appendix AG5 – Affordable Housing Future Supply
CD 2.6.6 Appendix AG6 – Affordable Housing as a Separate Material Consideration
CD 2.6.7 Appendix AG7 – Summary of Relevant Secretary of State and Inspector Appeal Decisions
CD 2.6.8 Appendix AG8 – Consequences of failing to meet Affordable Housing Needs
CD 2.7.1 Appeal Decision: Land to West of Langton Road, Norton
CD 2.7.2 Appeal Decision: Land to rear of Dylon International Premises
CD 2.7.3 Appeal Decision: Land at Filands Road, Jenner Lane
CD 2.7.4 Appeal Decision: Land at Dene Road. Cotford St Luke
CD 2.7.5 Appeal Decision: Land between Lodge Lane and Burtons Lane, Little Chalfont
CD 2.7.6 Appeal Decision: Land adjacent to Cornerways, High Street, Twyning
CD 2.7.7 Appeal Decision: Sonds Place Farm, Dorking
CD 2.7.8 Appeal Decision: Land Rear of 248 Hart Road, Thundersley
CD 2.8 Summary Proof
Landscape and Visual Impact Assessment – Proof of Evidence of Rachel Williams
CD 2.9 Proof of Evidence
CD 2.10 Summary Proof
Highways – Proof of Evidence of Nick Ferguson
CD 2.11 Proof of Evidence
CD 2.11.1 General Arrangement Plan Sheet 1: 231436-CON-XX-00-SK-C-0001
CD 2.11.2 General Arrangement Plan Sheet 2: 231436-CON-XX-00-SK-C-0002
CD 2.11.3 General Arrangement Plan Sheet 3: 231436-CON-XX-00-SK-C-0003
CD 2.11.4 General Arrangement Plan Sheet 4: 231436-CON-XX-00-SK-C-0004
CD 2.11.5 Proposed Site Clearance Plan Sheet 1: 231436-CON-XX-00-SK-C-0005
CD 2.11.6 Proposed Site Clearance Plan Sheet 2: 231436-CON-XX-00-SK-C-0006
CD 2.11.7 Proposed Site Clearance Plan Sheet 3: 231436-CON-XX-00-SK-C-0007
CD 2.11.8 Proposed Site Clearance Plan Sheet 4: 231436-CON-XX-00-SK-C-0008
CD 2.11.9 Surface Water Drainage Proposal Sheet 1: 231436-CON-XX-00-SK-C-0009
CD 2.11.10 Surface Water Drainage Proposal Sheet 2: 231436-CON-XX-00-SK-C-0010
CD 2.11.11 Surface Water Drainage Proposal Sheet 3: 231436-CON-XX-00-SK-C-0011
CD 2.11.12 Surface Water Drainage Proposal Sheet 4: 231436-CON-XX-00-SK-C-0012
CD 2.11.13 Typical Section of Proposed Footway to Lye Lane: 231436-CON-XX-00-SK-C-0013
CD 2.11.14 Typical Section of Proposed Passing Bay to Lye Lane: 231436-CON-XX-00-SK-C-0014
CD 2.12 Summary Proof
Rebuttals
CD 2.13 Rebuttal Evidence – Planning Balance
CD 2.13.1 Appendix A – Ecological Appraisal
CD 2.13.2 Appendix B – Arboricultural Response
CD 2.14 Rebuttal Evidence – Flood Risk and Drainage
CD 2.14.1 Appendix A – SDS Report for Copsewood
CD 2.14.2 Appendix B – Officer Report for Copsewood
CD 2.14.3 Appendix C – LLFA Submission for Copsewood
CD 2.15 Rebuttal Evidence – Landscape and Visual Matters
CD 2.16 Rebuttal Evidence – Highways
CD 2.17 Rebuttal Evidence – Highways Engineering
CD 3.1 Officer Report – current Appeal
CD 3.2 Officer Report land off Harpenden Road 5.2021.0423
CD 3.3 Decision Notice land off Harpenden Road 5.2021.0423
St Albans Local Plan Review, November 1994
CD 4.1 St Albans Local Plan Review, 1994
St Stephen Neighbourhood Plan
CD 4.2 St Stephen Neighbourhood Plan
Supplementary Planning Guidance
CD 4.3 Design Advice Leaflet No. 1
CD 4.4 Affordable Housing
CD 4.5 Revised Parking Policies and Standards
CD 5.1 Roundhouse Farm, Bullens Green Lane, Colney Heath
CD 5.1.1 Preface Note
CD 5.2 North and South of Chiswell Green Lane, Chiswell Green
CD 5.2.1 Preface Note
CD 5.3 Intentionally blank
CD 5.4 Land at Lye Lane, St Albans
CD 5.4.1 Preface Note
CD 5.5 Smallford Works, Smallford, St Albans
CD 5.5.1 Preface Note
CD 5.6 Maitland Lodge, Billericay, Essex
CD 5.6.1 Preface Note
CD 5.7 Tollgate Road, Colney Heath, St Albans
CD 5.7.1 Preface Note
CD 5.8 Burston Garden Centre, Chiswell Green, St Albans (1)
CD 5.8.1 Preface Note
CD 5.9 Burston Garden Centre, Chiswell Green, St Albans (2)
CD 5.9.1 Preface Note
CD 5.10 Bricket Wood Social Club, Lye Lane
CD 5.10.1 Preface Note
CD 5.11 Roestock Pumping Station, Colney Heath
CD 5.11.1 Preface Note
CD 5.12 Haydock Point, Land at A580/ A49
CD 5.12.1 Preface Note
CD5.13 Land at Leverhulme Estate, Wirral
CD 5.13.1 Preface Note
CD 5.14 Land at Little Bushey Lane, Bushey, Herts
CD5.14.1 Preface Note
CD5.15 Land at Bradmore Way, Brookmans Park
CD5.15.1 Preface Note
CD 5.16 Smug Oak Lane, Bricket Wood, St Albans
CD 5.16.1 Smug Oak Preface
CD 5.17 Land at Lye Lane 2019
CD 6.1 Cawrey Ltd and SoSCLG and Hinkley and Bosworth BC [2016] EWHC 1198 (Admin)
CD 6.1.1 Cawrey Preface Note
CD 6.2 R (Lee Valley RPA) v Epping Forest DC [2016] EWCA Civ 404
CD 6.2.1 Lee Valley Preface Note
CD 6.3 Turner v SSCLG [2016] EWCA Civ 466
CD 6.3.1 Turner Preface Note
CD 6.4 R (Samuel Smith Old Brewery (Tadcaster) & Ors v N. Yorks CC [2020] UKSC 3
CD 6.4.1 Samuel Smith Preface Note
CD 6.5 R oao Heath & Hampstead Society and Vlachos and LB Camden [2008] EWCA Civ 193
CD 6.5.1 Heath & Hampstead Preface Note
CD 6.6 Feather and Cheshire East BC and Mr and Mrs Wren [2010] EWHC 1420 (Admin)
CD 6.6.1 Feather Preface Note
CD 6.7 William Davis Ltd and others v Charnwood BC [2017] EWHC 3006 (Admin)
CD 6.7.1 William David Preface Note
CD 6.8 Tesco Stores Limited v Dundee City Council [2021] UKSC 13 [2012] PTSR 983
CD 6.8.1 Tesco Preface Note
CD 6.9 Dartford BC v Secretary of State for Communities and Local Government [2017] EWCA Civ 141
CD 6.9.1 Dartford Preface Note
CD 6.10 North Wiltshire v Secretary of State for the Environment [1993] 65 P&CR 13
CD 6.10.1
CD 6.11 Monkhill Ltd –v- The Secretary of State for Housing, Communities & Local Government and Anr [2019] EWHC 1993 (Admin)
CD 6.11.1 Monkhill Preface Note
CD 6.12 Sefton Metropolitan Borough Council v Secretary of State for Housing, Communities, and Local Government [2021] EWHC 1082 (Admin)
CD 6.12.1 Sefton Preface Note
CD 6.13 Basildon District Council, R (on the application of) v Temple [2004] EWHC 2759 (Admin)
CD 6.13.1 Basildon Preface Note
CD 6.14 Mead Realisations Ltd v The Secretary of State for Levelling Up, Housing And Communities & Anor [2024] EWHC 279 (Admin)
CD 6.14.1 Mead aka Redrow Preface Note
CD 6.15 SoS CLG, Reigate and Banstead BC, Tandridge DC and Redhill Aerodrome Ltd [2014] EWCA Civ 1386
CD 6.15.1 Preface Note
CD 6.16 R (Chelmsford) v First Secretary of State and Draper [2003] EWHC 2978
CD 6.16.1 Preface Note
CD 6.17 Wychavon District Council v Secretary of State and Butler [2008] EWCA Civ 692
CD 6.17.1 Preface Note
CD 6.18 St Albans v Hunston Properties Ltd and Anor EWCA Civ. 1610
CD 6.18.1 Preface Note
CD 6.19 Goodman Logistics Dev (UK Ltd and SoSCLG and Slough BC [2017] EWHC 947 (Admin)
CD 6.19.1 Preface Note
CD 6.20 R. (Village Concerns) v Wealden DC
CD 6.20.1 Preface Note
Consultee Submissions at the Application Stage
CD 7.1 Affinity Water
CD 7.2 Place Services - Archaeology
CD 7.3 Hertfordshire Ecology
CD 7.4 Environmental Compliance
CD 7.5 Growth and Infrastructure
CD 7.6 NHS East of England Ambulance Service
CD 7.7 National Highways
CD 7.8 Hertfordshire County Council – Highways
CD 7.9 National Highways
CD 7.10 National Highways
CD 7.11 National Highways
CD 7.12 National Highways
CD 7.13 Hertfordshire County Council – Highways
CD 7.14 Hertfordshire County Council – Highways
CD 7.15 Housing Department
CD 7.16 Hertfordshire County Council – Landscaping
CD 7.17 Hertfordshire County Council – LLFA
CD 7.18 Hertfordshire County Council – Minerals and Waste
CD 7.19 National Highways
CD 7.20 Natural England
CD 7.21 St Stephen Parish Council
CD 7.22 Hertfordshire County Council – Public Health
CD 7.23 Spatial Planning (1)
CD 7.24 Spatial Planning (2)
CD 7.25 Thames Water
CD 7.26 NHS Hertfordshire & West Essex ICB
Consultee Submissions at the Appeal Stage
CD 8.1 South West Hertfordshire Strategic Housing Market Assessment
CD 8.2 South West Hertfordshire Strategic Housing Needs Assessment
CD 8.3 St Albans Council Corporate Plan 2021-26
CD 8.4 St Albans Council Homelessness Strategy 2022-25
CD 8.5 St Albans Council Housing Department Statutory Consultee Comment
CD 8.6 St Albans Council Housing Strategy 2023-26
CD 8.7 St Albans Council Authority Monitoring Report 2023
CD 8.8 St Albans Council Emerging Local Plan (Regulation 18)
CD 8.9 St Albans Housing Delivery Test Action Plan
CD 8.10 Green Belt Review Purposes Assessment Final Report
CD 8.10.1 Green Belt Review Purposes Assessment Annex 1
CD 8.11 St Albans Stage 2 Green Belt Review Final Report
CD 8.11.1 St Albans Stage 2 Green Belt Review Annex Report
Supporting Documents
CD 9.1 Agreed Draft Suggested Conditions
CD 9.1.1 Updated Agreed Draft Suggested Conditions
Planning Balance – Proof of Evidence of Phillip Hughes
CD 9.2 Proof of Evidence
CD 9.2.1 Appendices to Proof of Evidence
Flood Risk and Drainage – Proof of Evidence of Katherine Waters
CD 9.3 Proof of Evidence
Highways – Proof of Evidence of Chris Carr
CD 9.4 Proof of Evidence
CD 10.1 National Planning Policy Framework
CD 10.2 Hertfordshire Local Transport Plan 4
CD 10.3.1 Hertfordshire Place & Movement Planning and Design Guidance Part 1 Chapter 5: Transport Assessment
CD 10.3.2 Hertfordshire Place & Movement Planning and Design Guidance Part 3 Chapter 3: Walking Infrastructure
CD 10.3.3 Hertfordshire Place & Movement Planning and Design Guidance Part 3 Chapter 4: Cycling Infrastructure
CD 10.3.4 Hertfordshire Place & Movement Planning and Design Guidance Part 3 Chapter 8: Planning Highway Links
CD 10.3.5 Hertfordshire Place & Movement Planning and Design Guidance Part 3 Chapter 17: Planning Street Lighting & Illuminated Signs
CD 10.4 Transport Guidance on Inclusive Mobility
CD 10.5 DfT Cycle Infrastructure Design (LTN1/20)
CD 10.6 CIHT Planning and Walking (2015)
To follow
CD 12.1 Statement of Common Ground
CD 12.2 Statement of Common Ground Planning Balance
CD 12.3 Statement of Common Ground Landscape and Visual Matters
CD 12.4 Statement of Common Ground Flood Risk and Sustainable Drainage
CD 12.5 Statement of Common Ground
CD 12.6 CIL Compliance Statement
CD 12.6.1 CIL Compliance Statement Appendix 1
CD 12.7 Inspector’s Post-CMC Note
CD 12.8 Appeal Notification Letter
CD 12.9 Inquiry Date Notification Letter
CD 12.10 Appeal Notification List March and April
CD 12.11 Appeal Notification Letter
CD 12.12 Appeal Notification List May
CD 12.13 Appeal Site notice