Colney Heath Inquiry
Appeal by Tarmac Ltd of application 5/2022/0599 at Land adjacent to Colney Heath Football Club, Colney Heath, St. Albans
The Public Inquiry adjourned on Friday 26 April 2024. The first four days of the Inquiry were live streamed / webcast; please visit https://stalbans.public-i.tv to watch the recordings.
The Inquiry is expected to reconvene on Tuesday 29th October 2024. Please see the proposed timetable below.
Inquiry resumption: Proposed programme
Responses to the re-consultation Toggle accordion
Appellant Response to Focused Re-consultation 12.07.2024
Third party responses
Colney Heath Parish Council
HCC Highways
HCC Cllr John Hale
3 Fairview
3 Heathside
3 Roestock Gardens
4 Hall Gardens
5 Roestock Gardens
13 Roestock Gardens
26 Franklin Close
26 Park Lane
30 Fellowes Lane
38 Admirals Close
55 Holloways Lane
55 Holloways Lane 2
68 Roestock Lane
76 Tollgate Road
76 Tollgate Road 2
93 High Street
96 High Street
96 High Street 2
96 High Street 3
100 High Street
100 High Street 2
100 Roestock Lane
106 Roestock Lane
Admirals Close
Bluebell cottage
Bluebell cottage 2
Bluebell cottage 3
Park Cottage
The Granary
Documents submitted during the Inquiry
ID 1 Appellant Opening Statement + Witnesses list
ID 2 St Albans & District Council Opening Statement
ID 3 Colney Heath Parish Council Opening Statement
ID 4 Nicky Packman Interested Party Statement
ID 5 Lesley Bloomfield Interested Party Statement
ID 6 Roger & Sharon Barton Interested Party Statement
ID 7 Corinne + Andy Doust Interested Party Statement
ID 8 Ian Skelt Interested Party Statement
ID 9 John Rowlands Interested Party Statement
ID 10 Margaret Nash Interested Party Statement
ID 11 Shikha Kataria Interested Party Statement
ID 12 Supporting Images used by Colney Heath Parish Council
ID 13 St Albans Council - Counsel and Witnesses
ID 14 3333685 - Inquiry Adjournment note
ID 15 520220599 Access Plan Reconsultation
ID 16: Plans that are to be reconsulted upon
ID 16.1 Concept Masterplan
ID 16.2 Proposed Site Access
ID 17: Plans presented to the Inquiry on 26 April for information and context only
ID 17.1 Wider Site Ownership Plan
ID 17.2 Access Way Ownership Plan
ID 17.3 Wider Site Ownership with Application Red Line Overlay
ID 17.4 Access Way Ownership with Application Red Line Overlay
ID 17.5 Topographical Site Plan and Entrance
ID 18 Documents submitted during the adjournment
ID 18.1 SADC Consultation on Draft NPPF and Written Ministerial Statement
ID 18.2 CHPC Comment on Draft NPPF
ID 18.3 CHPC Response to Ministerial Statement
ID 18.4 Addendum to Planning Proof – Mr Steven Kosky
ID 18.5 Appellant response
ID 18.6 S106 agreement
ID 18.7 CHPC Response to reconsultation
ID 18.8 HCC Highways response
CD 1.2 National Planning Practice Guidance
https://www.gov.uk/government/collections/planning-practice-guidance
CD 1.3 National Design Guide (2021)
CD 1.4 National Planning Policy Framework (2023)
CD 2.1 Saved Policies of the St. Albans District Local Plan Review (1994)
CD 2.1A District Local Plan Review Written Statement (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 2.6 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 Albans District Council’s Local Development Scheme (February 2024)
CD 3.4 St Albans Stage 2 Green Belt Review (June 2023)
CD 3.5 Green Belt Review: Washed Over Villages Study 2023
CD 3.6 Settlement Hierarchy Study Part 1 Baseline (June 2023)
CD 3.7 St Albans and District Council Open Space Study Draft Final June 2023
CD 3.8 Green Belt Review Purposes Assessment Final Report November 2013
CD 3.9 Green Belt Review Purposes Assessment Annex 1
CD 4.1 Air Quality Statement (February 2022)
CD 4.2 Arboricultural Impact Assessment (January 2022)
CD 4.3 Biodiversity Impact Assessment (January 2022)
CD 4.4 Biodiversity Proposal Plan (January 2022)
CD 4.5 Biodiversity Net Gain Assessment (January 2022)
CD 4.6 Concept Masterplan (January 2022)
CD 4.7 Design and Access Statement (February 2022)
CD 4.8 Ecological Impact Assessment (January 2022)
CD 4.9 Flood Risk Assessment and Drainage Strategy (January 2022)
CD 4.10 Heritage Statement (January 2022)
CD 4.11 Illustrative Layout (January 2022)
CD 4.12 Landscape and Visual Impact Appraisal (LVIA) and Green Belt Appraisal (January 2022)
CD 4.13 Phase 1 Ground Investigation Study (January 2022) Part 1
CD 4.13 Phase 1 Ground Investigation Study (January 2022) Part 2
CD 4.13 Phase 1 Ground Investigation Study (January 2022) Part 3
CD 4.14 Planning Statement (including Affordable Housing Statement) (February 2022)
CD 4.15 Site Location Plan (January 2022)
CD 4.16 Soils and Agricultural Report (May 2022)
CD 4.17 Statement of Community Involvement (January 2022)
CD 4.18 Transport Assessment (February 2022)
CD 4.18 Transport Assessment - Appendices and Access Drawings (February 2022)
CD 4.19 Travel Plan (February 2022)
CD 4.20 Tree Constraints Plan (January 2022)
CD 4.21 Tree Protection Plan
CD 4.22 Tree Survey
CD 4.23 UCML Utility Study – Level 1
CD 4.24 Planning Application Form (February 2022)
CD 7.1 Appellant’s Statement of Case
CD 7.2 St Albans District Council’s Statement of Case
CD 7.3 Rule 6 Party Colney Heath Parish Council’s Statement of Case
CD 8.1 Original Draft Statement of Common Ground submitted on Appeal (between the Appellant and St Albans District Council)
CD 8.2 Affordable Housing Statement of Common Ground (between the Appellant and St Albans District Council)
CD 8.3 Housing Land Supply Statement of Common Ground (between the Appellant and St Albans District Council)
CD 8.4 Heritage Statement of Common Ground (between the Appellant and St Albans District Council)
CD 8.5 Landscape and Green Belt Statement of Common Ground (between the Appellant and St Albans District Council)
CD 8.6 Planning Statement of Common Ground (between the Appellant and St Albans District Council)
CD 8.7 Conditions Statement of Common Ground (between the Appellant and St Albans District Council)
CD 9.1 Annie Gingell’s Affordable Housing Proof of Evidence
CD 9.1A Annie Gingell’s Affordable Housing Proof of Evidence Summary
CD 9.2 Andrew Josephs’ Heritage Proof of Evidence
CD 9.3 Joanna Ede’s Landscape and Green Belt Proof of Evidence
CD 9.4 Simon Tucker’s Transport Proof of Evidence
CD 9.4A Simon Tucker’s Transport Proof of Evidence Summary
CD 9.5 Steve Kosky’s Planning Proof of Evidence
CD 9.5A Steve Kosky’s Planning Proof of Evidence Summary
CD 9.6 Not Used
CD 9.7 Not Used
CD 9.8 Not Used
CD 9.9 John Paul Friend’s Landscape Proof of Evidence
CD 9.10 Phillip Hughes’ Planning Proof of Evidence
CD 9.11 Colney Heath Parish Council’s Rule 6 Proof of Evidence:
(a) Green Belt, Openness and Visual Impact, and Landscape Character and Appearance
(b) Heritage
(c) Highways
(d) Sustainability
CD 9.12 Nick Collin’s Heritage Proof of Evidence
CD 9.13 Colney Heath Parish Council’s Proof of Evidence - Heritage – Additional Evidence
CD 9.14 Joanna Ede’s Landscape Rebuttal Proof of Evidence
CD 9.15 Simon Tucker’s Transport Rebuttal Proof of Evidence
CD 9.16 Steve Kosky’s Rebuttal Proof of Evidence
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 10.8 SADC Housing Allocations Policy (December 2021)
CD 10.9 St Albans City and District Council Housing Department Statutory Consultee Comment (April 2022)
CD 10.10 St Albans Annual Monitoring Report and Four Year Housing Land Supply Position and Housing Trajectory (April 2023)
CD 10.11 St Albans City and District Authority’s Monitoring Report 2023
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 (October 2019)
CD 11.4 English Heritage Conservation Principles: Polices and Guidance for the Sustainable Management of the Historic Environment (London, April 2008)
CD 12.1 Hertfordshire Landscape Character Assessment
CD 12.2 Guidelines on Landscape and Visual Impact Assessment 3rd Edition
CD 12.3 Not Used
CD 12.4 HCC Landscape Consultation Response
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 13.14 Gallagher Estates Ltd & Lioncourt Homes Ltd v Solihull Metropolitan Borough Council [2014] EWHC 1283 (Admin)
CD 13.15 Sykes v Secretary of State for the Environment (1981) 1 AII ER 954
CD 13.16 Euro Garages Limited v Secretary of State for Communities and Local Government [2018] EWHC 1753 (Admin)
CD 13.17 Goodman Logistics Development (UK) Ltd v SoS CLG [2017] EWHC 947 (Admin)
CD 14.6 Land off Bullens Green Lane, Colney Heath (June 2021)
CD 14.15 Land to the rear of the former Dylon International Premises, Station Approach, Lower Sydenham, London (June 2019)
* CD 14.20 Maitland Lodge, Billericay, Basildon (November 2022)
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 Bradmore Way, Brookmans Park (APP/C1950/W/22/3307844) (July 2023)
* CD 14.34 Lavendon, Olney Appeal Ref APP_Y0435_W_17_3178790 (November 2017)
* CD 14.35 Sondes Place Farm, Westcott Road, Dorking, Surrey (November 2023)
CD 14.37 Land to the rear of 42-100 Tollgate Road & 42 Tollgate Road, Colney Heath, St Albans AL4 0PY Appeal Ref: APP/B1930/W/23/3323099 (26 January 2024)
CD 14.39 Land at Smallford Works, St Albans (26 January 2021)
CD 14.40 Land at Harris Lane, Bushey (25 May 2023)
CD 14.41 Land East of Glenwood Drive Irby and 6 other sites by the Appellant Leverhulme Estates Ltd (13 September 2023)
CD 14.43 Land lying to the east of Hartfield Avenue and fronting on to Barnet Lane, Elstree, Hertfordshire (25 March 2024)
CD 14.44 Land Rear Of 28-74 Ragged Hall Lane, Chiswell Green AL2 3LD (3 May 2024)
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 15.4 Oxford Brookes University, Wheatley Campus, Wheatley, Oxford (April 2020)
* CD 15.5 Land South of Chiswell Green Lane and Land North of Chiswell Green Lane, Chiswell Green, St Albans (22 March 2024)
CD 16.1 Housing Delivery Test (HDT) results 2021
CD 16.2 Housing Delivery Test (HDT) results 2022
CD 16.3 St Albans Housing Delivery Test Action Plan 2022
CD 16.4 St Albans Four Year Housing Land Supply Position and Housing Trajectory 2023
CD 16.5 ‘The Economic Footprint of UK House Building’ published in March 2018 by the House Builders Federation
CD 16.6 DfT ‘Inclusive Mobility’ 12/2021
CD 16.7 Local Transport Note 1/20 Cycle Infrastructure Design Guide
CD 16.8 Roads in Hertfordshire Design Guide
CD 16.9 Planning for Walking (CIHT, 2015)
CD 16.10 Travel to school for children of compulsory school age (DfE, 2023)
CD 16.11 Manual for Streets
CD 16.12 Welsh Active Travel Act guidance: walking and cycling route audit tools July 2021
CD 16.13 Sustrans Walkable Neighbourhoods 16 May 2022 Appendix IV
CD 16.14 The Town and Country Planning Association, 2021 20 Minute Neighbourhoods
CD 16.15 Written Ministerial Statement of December 2015
CD 16.16 HMWT Colney Heath Management Plan 2022
CD 16.17 Guidelines for Providing Journeys on Foot (IHT, 2000)
CD 16.18 Place & Movement Planning and Design Guide (HCC, 2023)
CD 16.19 ‘Agricultural Land Classification: protecting the best and most versatile agricultural land’ published 19 December 2012 by Natural England
CD 16.20 Hertsmere Local Plan Additional public consultation April 2024 document Reg18
CD 16.21 Hertsmere Infrastructure Development Plan phase 2 September 2021
CD 16.22 COMET Hertsmere 2036 Local Plan Scenarios September 2018
CD 16.23 Rochford DC Parking Standards Design and Good Practice Supplementary Planning Document
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 17.4 HCC Highway Authority Response (11 April 2022)
CD 17.5 HCC Highway Authority Response (22 November 2022)
CD 17.6 4ColneyHeath Residents’ Association Travel Survey 2024
CD 17.7 Appellants response to Inspector Transport Queries
CD 18.1 Planning Inquiry Start Letter - LPA
CD 18.2 Planning Inquiry Start Letter - Appellant
CD 18.3 Post CMC Note
CD 18.4 Draft Inquiry Timetable
CD 19.1 Draft - S106 Agreement - Land to the rear of High Street Colney Heath - 9.04.24
CD 19.2 CIL Compliance Statement - APP-B1930-W-23-3333685
CD19.3 HCC CIL Statement
CD19.4 HCC Appendices:
Appendix A. HCC Guide
Appendix B. HCC Cabinet Meeting Minutes
Appendix C. Officer committee report
Appendix D. Response_5-2022-0599
Appendix E. HCC Guide to HDM 2021
Appendix F. HCC Pupil Yield Survey 2021
Appendix G. Securing Developer Contributions for Education
Appendix H. DfE Scorecard cost 2022
Appendix I. Basic Need Allocation 2023-24 and 2024-25
Appendix J. Technical app 3 - education mainstream schools
Appendix K. Appeal Decision for Land to the west of Lytton Way,
Appendix L. 12.4 Colney Heath
Appendix M. 12.0 St Albans
Appendix N. SEND Strategy
Appendix O. Technical app 4
Appendix P. Technical app 2
Appendix Q. Technical app 5
Appendix R. Inspiring Libraries
Appendix S. Libraries and the cost of living crisis
Appendix T. Technical app 6
Appendix U. Technical app 7
Appendix V. Hertfordshire Fire & Recue Services Integrated Risk Management Plan 2019-2023
Appendix W. HFRS Isochrone
Appendix X. Technical app 8
