Park Street Inquiry
Appeal by Mr R Martin of application 5/2022/0267 at Land Between Caravan Site and Watling Street, Park Street, St Albans.
The Inquiry took place between 10-13 September 2024 in the Council Chamber, Civic Centre, St Peters Street, St Albans.
The Inquiry was webcast and can be viewed at https://stalbans.public-i.tv/core/portal/home
Appeal Documents
Public Inquiry Notification Letter 20.8.2024
Post POE Exchange Note 20 July 2024
Case Management Conference Summary Note 18 July 2024
Case Management Conference Summary Note 16 July 2024
List of all plans drawings and documents upon which the LPA made their decision
Remaining inquiry timetable
The remaining inquiry timetable replaces the original inquiry timetable which is set out at core document CD13.7 below
Any interested parties in this appeal are advised to read the Case Management Conference Summary Notes carefully. In particular, interested parties intending to offer representations to the inquiry that do not benefit from Rule 6 status are asked to work collaboratively with one another in advance of the inquiry to ensure that the contributions they make are not repeated and are offered in a manner appropriate to the formality of the event.
Application Administration
CD1.1 Application Form, dated 01 February 2022
CD1.2 Ownership Certificates, dated 11 February 2022
CD1.3 82-01C – Location Plan
Plans and Drawings
CD1.4 Land Registry Title Plan
CD1.5 IL-01 Rev D - Illustrative Layout, prepared by Thrive Architects
CD1.6 PP-01 Rev C – Parameter Plan, prepared by Thrive Architects
CD1.7 BBS-BB-EGL-SU-00 – Existing Ground Level Survey Overview, prepared by BB Surveys LTD
CD1.8 BBS-BBEGL-SU-01 - Existing Ground Level Survey Overview Sheet 1, prepared by BB Surveys LTD
CD1.9 BBS-BBEGL-SU-02 - Existing Ground Level Survey Overview Sheet 2, prepared by BB Surveys LTD
CD1.10 BBS-BB-EGL-SU-03 - Existing Ground Level Survey Overview Sheet 3, prepared by BB Surveys LTD
CD1.11 BBSBB-EGL-SU-04 - Existing Ground Level Survey Overview Sheet 4, prepared by BB Surveys LTD
CD1.12 BBS-BB-EGL-SU-05 - Existing Ground Level Survey Overview Sheet 5, prepared by BB Surveys LTD
CD1.13 20880-HYD-XX-XX-DR-D-2200 P03 - Foul & Surface Water Drainage Strategy, prepared by Hydrock
Supporting documents
CD1.14 Arboricultural Impact Assessment, prepared by Nicholsons Lockhart Garratt, January 2022
CD1.15 Archaeological Desk Based Assessment, prepared by Wardell Armstrong, November 2021
CD1.16 Biodiversity Impact Assessment, prepared by Lockhart Garratt, January 2022
CD1.17 Design and Access Statement, prepared by Thrive Architects, January 2022
CD1.18 Drainage Strategy, prepared by Hydrock, January 2022
CD1.19 Flood Risk Assessment, prepared by Hydrock, January 2022
CD1.20 Framework Travel Plan, prepared by Atkins, January 2022
CD1.21 Green Belt Appraisal, prepared by Lockhart Garratt, December 2021
CD1.22 Landscape and Visual Impact Assessment, May 2022
CD1.23 Phase 1 Desk Study, prepared by Hydrock, October 2021
Part 1
Part 2
Part 3
Part 4
Part 5
Part 6
Part 7
Part 8
CD1.24 Planning Statement, prepared by Maddox Planning, January 2022
CD1.25 Preliminary Ecological Appraisal Report, prepared by Lockhart Garratt, December 2021
CD1.26 Transport Assessment, prepared by Atkins, January 2022
CD1.27 Utilities Statement, prepared by Hydrock, January 2022
Plans and drawings
CD2.1 IL-01 Rev F - Illustrative Layout, prepared by Thrive Architects
CD2.2 PP-01 Rev E - Parameter Plan – 01, prepared by Thrive Architects
CD2.3 5153233-ATK-GEN-PRKST-DR-C-000001 Rev P1.6 – Proposed Site Access, prepared by Atkins
CD2.4 5153233-ATK-GEN-PRKST-DR-C-000003 Rev P01.1 – Swept Path Analysis, prepared by Atkins
CD2.5 PP-01 Rev F – Parameter Plan – 01, prepared by Thrive Architects
CD2.6 4064/12/21-1600 v5 – Illustrative Biodiversity Net Gain Plan, prepared by Nicholsons Lockhart Garratt
CD2.7 Illustrative Landscape Design Strategy 4064/12/22-0160 v6, prepared by Nicholsons Lockhart Garratt
Supporting documents
CD2.8 Thames Water E-mail Correspondence, March 2022
CD2.9 Framework Travel Plan, prepared by Atkins, May 2022
CD2.10 Agricultural Land Classification Report, prepared by Ceres Rural LLP, May 2022
CD2.11 Letter from Nicholsons Lockhart Garratt, May 2022
CD2.12 Planning Statement Addendum, prepared by Maddox Planning, May 2022
CD2.13 Transport Assessment Addendum, prepared by Atkins, May 2022
CD2.14 Additional Information Covering Letter dated 1 June 2022
CD2.15 Nicholsons Lockhard Garratt Spatial Planning Response Letter, July 2022
CD2.16 Badger Walkover Survey, prepared by Nicholsons Lockhart Garratt, September 2022
CD2.17 Biodiversity Metric, October 2022
CD2.18 Drainage Strategy, prepared by Hydrock, October 2022
CD2.19 Drainage Technical Design Note, prepared by Hydrock, August 2022
CD2.20 Nicholsons Lockhard Garratt Response to Ecology Comments, October 2022
CD2.21 Draft Heads of Terms, May 2023
CD2.22 Nicholsons Lockhard Garratt Green Belt Review, August 2023
CD2.23 Traffic Impact Technical Note, prepared by Atkins, September 2023
CD2.24 Stage 1 Road Safety Audit, prepared by AtkinsRéalis, October 2023
CD2.25 RSA Stage 1 Response, prepared by AtkinsRéalis, November 2023
CD2.26 Transport Assessment Addendum 2, prepared by Atkins, October 2022
CD2.27 Hertfordshire Ecology Consultation Response, 22 March 2023
CD3.1 Refusal Decision Notice dated 19 January 2024
CD3.2 14 August 2023 Committee Report
CD3.3 15 January 2024 Committee Report
CD3.4 August 2023 Committee Report Minutes
CD3.5 January 2024 Committee Report Minutes
CD4.1 LPA Pre-application response (ref. PRE/2021/0120) September 2021
CD4.2 Landscape pre-application response (ref. PRE/2021/0181) December 2021
CD4.3 Second Hertfordshire County Council Landscape Consultation Response July 2022
CD5.1 St Albans District Local Plan Review 1994
CD5.2 St Stephen Parish Neighbourhood Plan 2022
CD5.3 National Planning Policy Framework (NPPF) December 2023
CD6.1 Draft Local Plan 2041 (Regulation 18 Public Consultation)
CD6.2 Site Allocations for Regulation 18 Draft Local Plan
CD6.3 Regulation 18 Draft Local Plan Policies Map
CD6.4 St Albans Stage 2 Green Belt Review prepared by Arup, June 2023
CD6.5 National Planning Policy Framework: draft text for consultation 30 July 2024
CD6.6 Proposed reforms to the National Planning Policy Framework and other changes to the planning system, updated 2 August 2024
CD6.7 ARUP Green Belt Review Annex Report
CD7.1 St Albans City and District Council Design Advice Leaflet No 1 – Design and Layout of New Housing, 1998
CD7.2 St Albans City and District Council Affordable Housing SPG, 2004
CD7.3 St Albans City and District Council Revised Parking Policies and Standards, 2002
CD7.4 Housing Delivery Test: 2022 Measurement
CD8.1 Land North and South of Chiswell Green Lane Appeal Decisions
CD8.2 Roundhouse Farm Appeal Decisions, Land Off Bullens Green Lane
CD8.3 Land to rear of 112-156B Harpenden Road Decision
CD8.4 Land To Rear of Burston Garden Centre, North Orbital Road Appeal Decision
CD8.5 Land off Orchard Drive Decision
CD8.6 Land North of Boissy Close Decision
CD8.7 Copsewood Lye Lane Resolution to Grant
CD8.8 Land to the Rear of 42-100 Tollgate Road and 42 Tollgate Road Appeal Decision
CD8.9 Land off Old Orchard Appeal Decision
CD8.10 Land to the East of Newport Road Decision
CD8.11 Land at North End, Creech St Michael Decision
CD8.12 Land at Dene Road, Cotford St. Luke Decision
CD8.13 Land adjacent to Cornerways, Tewkesbury Decision
CD8.14 Land at Sondes Place Farm, Dorking Decision
CD8.15 Land to the west of Langton Road, Norton Decisions
CD8.16 Land to the rear of the former Dylon International Premises, Lower Sydenham Decision
CD8.17 Land at Maitland Lodge, Billericay Decision
CD8.18 Land between Lodge Lane and Burtons Lane, Little Chalfont Decision
CD8.19 Land at Little Bushey Lane, Bushey Decision
CD8.20 Land Rear of 248 Hart Road, Thundersley Decision
CD8.21 Judgement of Lord Carnwath (with whom Lady Hale, Lord Hodge, Lord Kitchen and Lord Sales agree) in R (on the application of Samuel Smith Old Brewery (Tadcaster) and others) v North Yorkshire County Council (Appellant) [2020] UKSC 3
CD8.22 Sales LJ in Turner v Secretary of State for Communities and Local Government [2016] EWCA Civ 466
CD8.25 Land at Potash Road Billericay
CD8.26 Land at the Old Cottage, Lingfield
CD8.27 Land South of Headley Road, Leatherhead
CD8.28 Land at 52 Harris Lane, Shenley
CD8.29 Land rear of 19 The Avenue, Welwyn
CD8.30 Land North of Bradmore Way, Brookmans Park
CD8.32 Upper Halliford Road, Shepperton
CD8.33 Land south of Shenley Road, Radlett
CD8.34 Land East of Manor Trading Estate, Benfleet
CD8.35 Land North of Raleigh Drive, Esher
CD8.36 Land at Brittains Lane, Sevenoaks
CD8.37 Land at east of Bredon Road & Tewkesbury Road
CD8.38 Land east of Rayleigh Road
CD8.39 Land north of Wilderness Lane
CD9.1 Appellant’s Statement of Case
CD9.2 Appellant’s Planning Proof of Evidence
CD9.3 Appellant’s Highways Proof of Evidence
CD9.4 Appellant’s Landscape and Greenbelt Proof of Evidence Part 1
CD9.4 Appellant’s Landscape and Greenbelt Proof of Evidence Part 2
CD9.4 Appellant’s Landscape and Greenbelt Proof of Evidence Part 3
CD9.4 Appellant’s Landscape and Greenbelt Proof of Evidence Part 4
CD9.4 Appellant’s Landscape and Greenbelt Proof of Evidence Part 5
CD9.5 Appellant’s Affordable Housing Proof of Evidence
CD9.6 Appellant’s Air Quality Technical Note
CD9.7 Appellant’s Agricultural Land Classification Report
CD9.8 St Albans City and District Authority’s Monitoring Report 2023
CD9.9 South West Hertfordshire Strategic Housing Market Assessment (2016)
CD9.10 South West Hertfordshire Local Housing Needs Assessment (2020)
CD9.11 St Albans City and District Council Housing Strategy 2023 – 2026
CD9.12 St Albans City and District Council Homelessness Strategy 2022 - 2025
CD9.13 St Albans City and District Council Corporate Plan 2021 - 2026
CD9.14 St Albans City and District Council Housing Allocations Policy, December 2021
CD9.15 Technical Statement re: Five Year Housing Land Supply and Delivery, August 2024
CD9.16 Hertfordshire County Council Highways Response 24 March 2022
CD9.17 Hertfordshire County Council Highways Response 3 February 2023
CD9.18 Guidelines for Landscape and Visual Impact Assessment
CD9.19 Northern Thames Basin National Character Area Profile
CD9.20 St Stephen’s Plateau Landscape Character Area Profile
CD9.21 Technical Note for Protected Species August 2024
CD9.22
CD9.23
CD9.24
CD9.25
CD11.1 Greenbelt (Rule 6 Party) Statement of Case
CD11.2 Housing Land Supply Estimate (including workings)
CD11.3 Greenbelt’s Planning & Green Belt Proof of Evidence
CD11.4 Greenbelt’s Planning & Green Belt Appendices
CD11.5 Greenbelt’s Highways & Traffic Proof of Evidence
CD11.6 Greenbelt’s Highways & Traffic Appendices
CD11.7 Greenbelt’s Landscape Character & Appearance Proof of Evidence
CD11.8 Greenbelt’s Landscape Character & Appearance Appendices
CD11.9 Greenbelt’s Sustainability Proof of Evidence
CD11.10 Greenbelt’s Sustainability Appendices
CD11.11 Greenbelt’s Protected Species Proof of Evidence
CD11.12 Greenbelt’s Protected Species Appendices
CD11.13 Greenbelt’s Housing Technical Note
CD11.14 Greenbelt’s Note on Agricultural Land
CD11.15 HCC Highways Proof of Evidence Appeal 3338501
CD11.16 HCC Highways Response to 23/2191
CD11.17 601 Bus Timetable
CD11.18 635 Bus Timetable
CD11.19 Traffic Impact of the SRFI
CD11.20 HCC Highways Response to Welwyn Hatfield 22/1097
CD11.21 Swept Path Analysis In Appeal 3338501
CD11.22 Swept Path Analysis Out Appeal 3338501
CD11.23 Coroner’s Report - Ella
CD11.24 Rebuttal Evidence Planning
CD11.25 Rebuttal Evidence Highways
CD11.26 Rebuttal Evidence Landscape
CD11.27 Rebuttal Evidence Agriculture
CD11.28 Rebuttal Evidence Affordable Housing
CD11.29 Hertfordshire Traffic Volumes
CD11.30 Covid Traffic Flows Oxford Study
CD11.31 Road Traffic Estimates
CD12.1 Statement of Common Ground – Agreed and signed 25 June 2024
CD12.2 Revised Statement of Common Ground – Agreed and signed 09 August 2024
CD13.1 Draft Unilateral Undertaking
CD13.2 List of agreed suggested conditions
CD13.3 CMC Summary Note 16.7
CD13.4 List confirming speakers for Rule 6 Party
CD13.5 CMC Summary Note 180724
CD13.6 Witnesses speaking on behalf of the Appellant
CD13.7 Inquiry Timetable Final
CD13.8 Park Street UU 1309
CD13.9 Park Street UU note 1309
CD 13.10 Park Street UU1709
CD14.1 SKM Final Report – Green Belt Reviews November 2013
CD14.2 SKM Annex Report – Green Belt Reviews November 2013
CD14.3 SADC Draft Strategic Local Plan 10.10.12
CD14.4 SADC Failed Local Plan 2016
CD14.5 SADC Failed Local Plan 2019
CD14.6 P&MPDG. Part 3
CD14.7 Hertfordshire’s Local Transport Plan (LTP4)
CD14.8 P&MPDG. Part 1, Chapter 5, Transport Assessments
CD14.9 AECOM Green Belt Review 2017
CD14.10 SHLAA Evaluation Outcomes Appendix 3
CD14.11 Draft Unilateral Undertaking