Burston
Burston Garden Centre Public Inquiry
Case Management Conference Summary Note
Inquiry documents
- 1. Briefing note ASCRWP
- 2. Appellant's Opening Submission
- 3. Council's Opening Statement
- 4. Cllr Yates
- 5.Cllr Featherstone
- 6. Bricket Wood Residents' Association
- 7. Masterplan
- 8. Local Development Scheme
- 9. Updated S106 Agreement and Site Location Plan
- 10. Council’s Closing Submissions
- 10a. Trusthouse Forte Hotels Ltd v Secretary of State for the Environment
10a. Catesby Estates Ltd v Steer
10a. City and Country Bramshill Ltd v Secretary of State for Housing Communities and Local Government (3)
10a. Redhill Aerodrome Ltd v Secretary of State for Communities and Local Government
10a. St Modwen Developments Ltd v Secretary of State for Communities and Local Government
10a. Secretary of State for Communities and Local Government v Hopkins Homes Ltd
Topic Statements of Common Ground
Appeal Documents
- Appeal Form
- Planning Appeal Statement of Case
- Appeal Decision - Burston 2020
- Assessment of the Planning Balance
- Appeal Decision - Roundhouse Farm
Statement of Common Ground
Proofs of Evidence
LPA's Proof of Evidence
- Summary of Proof of Evidence of Shaun Greaves
- Proof of Evidence of S Greaves
- Appendices of Proof of Evidence of Shaun Greaves
Appellant's Proof of Evidence
- David Phillips (DPV Consult) - Planning Policy and Planning Balance
- Andrew Smith (Fabrik) - Green Belt and Character and Appearance
- Kevin Murphy (KM Heritage) – Heritage Matters
- Nigel Appleton (Contact Consulting) – Local Need for Specialist Older Persons Care (includes separately attached Need Report)
- Need Report
- Richard Garside (Newsteer) – The financial inability of specialist older persons schemes to compete with general needs housing.
- FAB-00-XX-RP-L-0002 Landscape Appendices
- DPPoE Appendix 1 Operational Statement
- DPPoE Appendix 2 Part 1 - Biodiversity Net Gain
- DPPoE Appendix 2 Part 2 - Biodiversity Net Gain Metric
- CD1.1 Appeal Form (DPV)
- CD1.2i Appellant Statement of Case (DPV)
- CD1.2ii Appendix A Schedule of Plans Documents
- CD1.2iii Appendix B Previous Appeal Decision
- CD1.2iv Appendix C Roundhouse Farm Appeal Decision
- CD1.3 Appeal Questionnaire Form (SADC)
- CD1.4i LPA Statement of Case (SADC)
- CD1.4ii Officers Report
- CD1.4iii Decision Notice
- CD1.4iv Previous Appeal Decision
- CD1.5i Overarching Statement of Common Ground
- CD1.5ii Appendix A Schedule of Plans Documents
- CD1.5iii Appendix B Assessment of Benefits at Time of Application
- CD1.6 Case Management Conference Inspector’s Pre-Conference Note
- CD1.7 Case Management Conference Inspector’s Summary Note
- CD1.8 Topic: Green Belt, Purposes, Openness Statement of Common Ground
- CD1.9 Topic: Heritage Statement of Common Ground
- CD1.10 Topic: Need Statement of Common Ground
- CD1.11 Draft S106 Legal Agreement
- CD1.12 Draft Agreed Conditions with Reasons Added (supersedes Section 8 of the Overarching Statement of Common Ground (CD1.5)
- CD1.13 Additional Statement of Common Ground on Need
- CD2.1 Planning Application form including Certificates (DPV)
- CD2.2 Site Location Plan 0653-00-SL-PL-A-G7-010 B
- CD2.3 Existing Site Plan 0653-00-SL-PL-A-G7-011 B
- CD2.4 Proposed Block Plan 0653-00-SL-PL-A-G7-012 B
- CD2.5 Proposed Site Plan 00-SL-PL-A-G7-013 B
- CD2.6 Landscape Masterplan 00-SL-PL-L-G7-014 C
- CD2.7 Contextual Site Sections 00-SL-SE-A-G7-015 B
- CD2.8 Proposed Site Sections 00-SL-SE-A-G7-016 B
- CD2.9 Proposed Arrival 00-SL-PL-A-G7-017 B
- CD2.10 Cycle & Refuse Store - Plans and Elevations 00-SL-PL-A-G7-018 B
- CD2.11 Assisted Living - Ground Floor Plan 0653-01-00-PL-A--110 B
- CD2.12 Assisted Living - First Floor Plan 0653-01-01-PL-A- 111 B
- CD2.13 Assisted Living - Second Floor Plan 0653-01-02-PL-A--112 B
- CD2.14 Assisted Living - Roof Plan 0653-01-03-PL-A -113 B
- CD2.15 Assisted Living - Elevations Sheet 1 0653-01-99-EL-A--114 B
- CD2.16 Assisted Living - Elevations Sheet 2 0653-01-99-EL-A--115 B
- CD2.17 Bungalows Type A - Plans and Elevations 0653-03-00-PL-A--310 B
- CD2.18 Bungalows Type B - Plans and Elevations 0653-03-00-PL-A--311 B
- CD2.19 Bungalows Type C - Plans and Elevations 0653-03-00-PL-A--312 B
- CD2.20 Bungalows Type D - Plans and Elevations 0653-03-00-PL-A--313 B
- CD2.21 Bungalows Type E - Plans and Elevations 0653-03-00-EL-A- 314 B
- CD2.22 Bungalows Type F – Plans 0653-03-00-PL-A--315 B
- CD2.23 Bungalows Type F- Elevations0653-03-00-PL-A- 316 B
- CD2.24 Topographical Survey Sheet 1 186/3493/1 Rev. A
- CD2.25 Topographical Survey Sheet 2 186/3493/2 Rev. A
- CD2.26 Indicative Site Access Vertical 3019.09
- CD2.27 215m Forward Visibility Envelopes and Longitudinal Sections, 8 January 2019 3019.14
- CD2.28 Permitted Signalised Junction and Proposed Site Access Arrangement with 215m Forward Visibility Envelope and Speed Mitigation Measures, 8 January 2019 3019.15
- CD2.29 Proposals for 60mph Speed Limit on A405 North Orbital Road, 11 January 2019 3019.16
- CD.2.30 Isopachytes Existing Ground Level to Proposed Finished Ground Levels 3019.17
- CD2.31 Longitudinal Sections 3019.18
- CD2.32 Storm Water Drainage Strategy IR20077 001 Rev. D
- CD2.33 Horizontal Illuminance Plan 1178-DFL-LSD-003-A Rev. B
- CD.2.34 Computer Generated Images (PRP)
- CD2.35i Planning Statement (incl. Statement of Community Involvement) (DPV)
- CD2.35ii Appendix D Statement of Community Involvement (DPV Consult, October 2020)
- CD2.36 Design and Access Statement, December 2020 (PRP)
- CD2.37 Planning Need Assessment, September 2020 (Carterwood)
- CD2.38 Alternative Site Assessment, October 2020 (Carterwood)
- CD2.39i Landscape and Visual Impact Assessment, February 2020 (updated 25/03/21) (PRP)
- CD2.39ii Amended Viewpoints
- CD2.40 Arboricultural Survey and Planning Integration Report, 10 December 2020 (Quaife)
- CD2.41 Preliminary Ecological Appraisal (including Preliminary Ecological Assessment for Bats), October 2020 (PRP)
- CD2.42 Built Heritage Statement, 11 December 2020 (RPS)
- CD2.43 Archaeological Desk Based Assessment, December 2020(RPS)
- CD2.44 Flood Risk Assessment and Drainage Strategy, September 2020 (Intrado)
- CD2.45 Preliminary Geo-environmental and Geotechnical Assessment, August 2017 (Tweedie)
- CD2.46 Transport Assessment, December 2020 (PEP)
- CD2.47 Travel Plan, December 2020 (draft) (PEP)
- CD2.48 Agricultural Land Classification Assessment, November 2020 (Daniel Baird)
- CD2.49 Lighting Strategy, January 2021 (DFL)
- CD2.50 Financial Viability Assessment, 24 February 2021 (Newsteer)
- CD2.51 Objection from Historic England on heritage grounds (02/03/21)
- CD2.52 Historic England rebuttal from RPS and LVIA clarifications (01/04/21)
- CD2.53 Email response from Historic England reducing harm from moderate to low to moderate on the scale of less than substantial harm (04/05/21)
- CD2.54 Committee Report, 24 May 2021
- CD2.55 The Decision Notice, 26 May 2021
- CD2.56 Appeal Decision on land r/o Burston Garden Centre, St Albans, 9 January 2020 (PINS APP/B1930/W/19/3235642)
- CD2.57 Listed Building Entry for Burston Manor House
- CD2.58 Listed Building Entry for Outbuilding at Burston Manor
- CD3.1 The NPPF, 2021
- CD3.2 National Planning Practice Guidance (Older People)
- CD3.3 National Planning Practice Guidance (Green Belt)
- CD3.4 National Planning Practice Guidance (Historic Environment)
- CD3.5 Minister of State of Care Statement, Helen Whately MP, 4 May 2020
- CD3.6 Minister of State for Housing, Christopher Pincher MP, 19 January 2021
- CD3.7 2020 Housing Delivery Test (HDT) St Albans, February 2021
- CD3.8 Letter from Minister of State for HCLG, Sajid Javid MP, 16 November 2017
- CD3.9 Letter from Minister of State for HCLG, Sajid Javid MP, 23 March 2018
- CD3.10 City and District of St Albans District Local Plan Review 1994 (adopted 30 November 1994). Saved and Deleted Policies Version (July 2020)
- CD3.11 Design Advice Leaflet No. 1: Design and Layout of New Housing, November 1988
- CD3.12 Revised Parking Policies and Standards, January 2002
- CD3.13 The Pre-submission Draft Neighbourhood Plan (Regulation 14)
- CD3.14 The Submission Version Neighbourhood Plan (Regulation 16)
- CD3.15 St Albans City and District Local Plan 2020-2036 Publication Draft 2018
- CD3.16 Green Belt Review Purposes Assessment Final Report, November 2013 (SKM)
- CD3.17 Green Belt Review Purposes Assessment Annex 1, November 2013 (SKM)
- CD3.18 Green Belt Review Sites and Boundaries Study, February 2014 (SKM)
- CD3.19 Letter from Inspectors Examining SADC Local Plan to LPA, 14 April 2020
- CD3.20 Letter from Inspectors Examining SADC Local Plan to LPA 1 September 2020
- CD3.21 St Albans City and District Annual Monitoring Report 2020 (April 2019 to March 2020 (December 2020 (Base Date 31.03.2020))
- CD4.1 Conservation Principles, Policies and Guidance (English Heritage, April 2008)
- CD4.2 Good Practice Advice Notes 2 (GPA2): Managing Significance in Decision-Taking in the Historic Environment (Historic England March 2015)
- CD4.3 Good Practice Advice Note 3 (GPA3): The Setting of Heritage Assets (Second Edition; December 2017)
- CD5.1 Supreme Court in R (Samuel Smith Old Brewery (Tadcaster) and others) v North Yorkshire County Council [2020] UKSC 3
- CD5.2 Turner v Secretary of State for Communities and Local Government and East Dorset Council [2016] EWCA Civ 466
- CD5.3 Gallagher Estates Ltd & Lioncourt Homes Ltd v Solihull Metropoliton Borough Council [2014] EWHC 1283 (Admin)
- CD5.4 Barnwell Manor Wind Energy Ltd v East Northamptonshire District Council [2014] EWCA Civ 137
- CD5.5i Land north of Asher Lane, Ruddington, Nottinghamshire, 23 May 2018 (PINS APP/P3040/W/17/3185493)
- CD5.5ii Site Location Plan
- CD5.5iii Layout Plan
- CD5.6i Oxford Brookes University Wheatley Campus, South Oxfordshire, 23 April 2020 (PINS APP/Q3115/W/19/3230827)
- CD5.6ii Site Location Plan
- CD5.6iii Layout Plan
- CD5.7i 160 Stanley Road, Cheadle Hulme, Stockport, 22 April 2020 (PINS APP/C4235/W/18/3205559)
- CD5.7ii Site Location Plan
- CD5.7iii Layout Plan
- CD5.8i Land to the west of Burley-in-Wharfdale at Sun Lane and Ilkley Road, Bradford, 3 March 2021 (PINS APP/W4705/V/18/3208020
- CD5.8ii Site Location Plan
- CD5.8iii Layout Plan
- CD5.9i Land south of Heath Lane, Codicote SG4 8YL, North Herts, 28 September 2021 (PINS APP/X1925/W/21/3273701)
- CD5.9ii Site Location Plan
- CD5.9iii Layout Plan
- CD5.10i 237-259 London Road, West Malling Tonbridge and Malling, 19 December 2018 (PINS APP/H2265W/18/3202040)
- CD5.10ii Site Location Plan
- CD5.10iii Layout Plan
- CD5.11i Beechmoor Garden Centre, Great Boughton, Chester, 17 July 2019 (PINS APP/A0665/W/18/3203413)
- CD5.11ii Site Location Plan
- CD5.11iii Layout Plan
- CD5.12i Roundhouse Farm, Land off Bullens Green Lane, Colney Heath 14 June 2021 (PINS APP/B1930/W/20/3265925 and 3265926)
- CD5.12ii Officers Report recommending the application be refused
- CD5.12iii Site Location Plan
- CD5.12iv Layout Plan
- CD5.13i. 112-156b Harpenden Road St Albans Hertfordshire resolution to grant 26 July 2021
- CD5.13ii. Secretary of State decision not to call the application in on the 13 August 2021 (5/2021/0423/LSM)
- CD5.13iii Site Location Plan
- CD5.13iv Layout Plan
- CD5.14 Chelford House, Coldharbour Lane, Harpenden 23 September 2021 (PINS ref. APP/B1930/W/20/3259161)
- CD5.15 The Queen (on the application of (1) The Forge Field Society (2) Martin Barraud (3) Robert Rees) v Sevenoaks District Council and West Kent Housing Association [2014] EWHC 1895 (Admin) (12 June 2014)
- CD5.16i Kent and Surrey Golf and Country Club, Crouch House Road, Edenbridge TN8 5LQ 2 November 2021 (PINS APP/G2245/W/21/3271595)
- CD5.16ii Site Location Plan
- CD5.16iii Layout Plan
- CD6.1 Five Year Housing Land Supply Statement, St Albans, Emery Planning, 25 March 2021
- CD6.2 The Affordability of Retirement Housing, All Party Parliamentary Group on Housing and Care for Older People Report, 2014
- CD6.3 Collaborative Research between Aston Research Centre for Healthy Ageing (ARCHA) and the Extra Care Charitable Trust, April 2015
- CD6.4 Evaluating Extra Care – valuing what really matters. Written by Lacey & Moody, December 2016
- CD6.5 Establishing the Extra in Extra Care. Published by the International Longevity Centre UK, 2011
- CD6.6 Village Life – Independence, Loneliness and Quality of Life in Retirement Villages with Extra Care, August 2015
- CD6.7 Later Life in the United Kingdom, Age Concern, Updated May 2019
- CD6.8 Last Time Buyers, Legal and General (L&G), April 2019
- CD6.9 Older People Market Position Statement, 2016 (Hertfordshire CC)
- CD6.10 Nomis Official Labour Market Statistics, St Albans District Council, 1 November 2021
- CD6.11 Southwest Hertfordshire Local Housing Need Assessment September 2020
- CD6.12 Extract from McCafferty P 1994 Living Independently a Study of the Housing Needs of Elderly and Disabled People, HMSO
- CD6.13 Extract from Appleton N: Extra Care Housing for Older people – an introduction for commissioners, January 2004, DoH (Para 7.13)
- CD6.14 Laying the Foundations: A Housing Strategy for England 2011 (DCLG)
- CD6.15 Care and Support Specialised Housing Fund, Dept. of Health (October, 2012)
- CD6.16 Market assessment of housing options for older people, Pannell J, Aldridge H and Kenway P, May 2012, New Policy Institute
- CD6.17 The Care Act 2014
- CD6.18 Fixing our broken housing market. February 2017
- CD6.19i Flexicare Housing Hertfordshire Accommodation Services for Older People January 2010
- CD6.19ii Flexicare Housing Hertfordshire Accommodation Services for Older People January 2010
- CD6.20 “Housing in later life – planning ahead for specialist housing for older people” (National Housing federation and the Housing LIN, December 2012)
- CD6.21 Heart of Care White Paper
- CD7.1 Affinity Water
- CD7.2 Archaeology 1
- CD.7.3 Archaeology 2
- CD7.4 Community Services
- CD7.5 Contaminated Land Officer
- CD7.6 Design & Conservation 1
- CD7.7 Design & Conservation 2
- CD7.8 Environmental Compliance
- CD7.9 HCC Growth & Infrastructure 1
- CD7.10 HCC Growth & Infrastructure 2
- CD7.11 HCC Highways 1
- CD7.12 HCC Highways 2
- CD7.13 HCC Local Lead Authority 1
- CD7.14 HCC Local Lead Authority 2
- CD7.15 Herts & Middlesex Wildlife Trust
- CD7.16 Herts Police
- CD7.17 Herts Valley Commissioning Care Group 1
- CD7.18 Herts Valley Commissioning Care Group 2
- CD7.19 Historic England 1
- CD7.20 Historic England 2
- CD7.21 Highways England 1
- CD7.22 Highways England 2
- CD7.23 Housing 1
- CD7.24 Housing 2
- CD7.25 Landscape & Tree Comments
- CD7.26 Ramblers Association
- CD7.27 RPS Heritage
- CD7.28 Spatial Planning
- CD7.29 St Albans Footpath Society
- CD7.30 Thames Water
- CD7.31 Waste
- CD7.32 Abels
- CD7.33 Blake
- CD7.34 Blarney
- CD7.35 Breen
- CD7.36 Bricket Wood Residents Association
- CD7.37 Broadbent
- CD7.38 Clare
- CD7.39 Constable
- CD7.40 Cordell 1
- CD7.41 Cordell 2
- CD7.42 Cottingham
- CD7.43 Downs 1
- CD7.44 Downs 2
- CD7.45 Edmunds
- CD7.46 Ellis 1
- CD7.47 Ellis 2
- CD7.48 Griffiths
- CD7.49 Hashemi
- CD7.50 James
- CD7.51 Jones 1
- CD7.52 Jones 2
- CD7.53 Kamruddin
- CD7.54 Kanka
- CD7.55 McCarthy 1
- CD7.56 McCarthy 2
- CD7.57 Mandelsohn
- CD7.58 Olajide
- CD7.59 Park Street Residents Association
- CD7.60 Patchett Green Bridleways Trust
- CD7.61 Pawlak
- CD7.62 Plant
- CD7.63 Potter 1
- CD7.64 Potter 2
- CD7.65 Powell
- CD7.66 St Stephen Parish Council
- CD7.67 Wilson
- CD8.1 Proposed Block Plan 0653-00-SL-PL-A-G7-003 Rev D (PRP)
- CD8.2 Landscape Masterplan 0653-00-SL-PL-L-G7-010-Rev C (PRP)
- CD8.3 Proposed Site Sections 0653-00-SL-SE-A-G7-005 Rev D (PRP)
- CD8.4 Design and Access Statement July 2018 (PRP)
- CD8.5 Design and Access Statement Addendum – Landscape, October 2018
- CD8.6 Landscape and Visual Impact Assessment Rev B, October 2018 (PRP)
- CD8.7 Built Heritage Statement May 2018 (CGMS)
- CD8.8 Planning Need Assessment May 2018 (Carterwood)
- CD8.9 Main Statement of Common Ground, 28 October 2019
- CD8.10 Heritage SoCG, 18 November
- CD8.11i Local Need Issues, SoCG, 19 November 2019
- CD8.11ii Local Need on a Comparable, SoGC, 2 December 2019
- CD8.12 LVIA SoCG, 19 November 2019
- CD8.13 Alternative Sites SoCG, 2 December 2019