Abraxas Beaumont Road Broxbourne EN10 7QJ Data via plota.co.uk

07/26/0403/F - Full Refused

Proposal

Demolition of existing buildings, change of use to dog boarding kennels and erection of kennels barn, office and dog grooming building, transport vehicle and equipment storage building, dog agility enclosed run and two-bedroom residential dwelling with associated access and parking Data via plota.co.uk

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View original council record ↗Last checked 25 Oct 2026, 03:55

Street View

Application progress

✓

Received

around 19 May 2026

✗

Refused

16 Oct 2026

Appeal

Not lodged

Refused on 16 Oct 2026 · Last checked 16 Oct 2026

Documents 50

Statements & assessments 13

Plans & drawings 9

Application forms 1

PDF Application Form Application Form · 21 May 2026 View ↗

Consultation & comments 27

PDF A Guler Consultee Response - Objection · 13 Oct 2026 View ↗ PDF Cheffins Planning Consultee Response - Objection · 17 Sept 2026 View ↗ PDF Beaumont Oak Consultee Response - Objection · 15 Sept 2026 View ↗ PDF K Noonan Consultee Response - Objection · 15 Sept 2026 View ↗ PDF L Gattuso Consultee Response - Objection · 14 Sept 2026 View ↗

PDF Objector’s name hidden Show Consultee Response - Objection · 10 Sept 2026 View ↗

PDF 1 Beaumont Villas Consultee Response - Objection · 4 Sept 2026 View ↗ PDF 1 Beaumont Villas Consultee Response - Objection · 4 Sept 2026 View ↗

PDF Objector’s name hidden Show Consultee Response - Objection · 4 Sept 2026 View ↗

PDF Beavoir Beaumont Road Consultee Response - Objection · 1 Sept 2026 View ↗ PDF Oaktree Farm Beaumont Road Consultee Response - Objection · 1 Sept 2026 View ↗

PDF Objector’s name hidden Show Consultee Response - Objection · 1 Sept 2026 View ↗

PDF Address Unknown Consultee Response - Objection · 1 Sept 2026 View ↗ PDF Wyndcroft Beaumont Road Consultee Response - Objection · 1 Sept 2026 View ↗ PDF Address Unknown Consultee Response - Objection · 1 Sept 2026 View ↗ PDF Keepers Cottage Beaumont Road Consultee Response - Objection · 1 Sept 2026 View ↗ PDF Beaumont Oak Consultee Response - Objection · 25 Aug 2026 View ↗ PDF Beaumont Oak Consultee Response - Objection · 25 Aug 2026 View ↗ PDF Anonymous Consultee Response - Objection · 13 Aug 2026 View ↗

PDF Objector’s name hidden Show Consultee Response - Objection · 4 Aug 2026 View ↗

PDF K Heighton Consultee Response - Objection · 4 Aug 2026 View ↗ PDF J Heighton Consultee Response - Objection · 4 Aug 2026 View ↗ PDF D and P Blomiley Consultee Response - Objection · 4 Aug 2026 View ↗ PDF 2 Beaumont Villas Consultee Response - Objection · 4 Aug 2026 View ↗ PDF HCC Highways Statutory Response · 16 Jun 2026 View ↗ PDF Environmental Health Statutory Response · 15 Jun 2026 View ↗

All documents on the council site ↗

Site constraints 6

Green belt: London

Inappropriate development needs very special circumstances.

Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.

Read the government guidance ↗

Habitat network: Network Enhancement Zone 2

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

National nature reserve 304 m away: Wormley-Hoddesdonpark Woods

Work nearby can need a habitats assessment.

Harm to a protected site is only accepted where there is no alternative and an overriding public interest.

Also on the record

SSSI 304 m away: Wormley-Hoddesdonpark Wood South SSSI; Priority habitat 32 m away: Deciduous woodland; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, but it predates the buildings here and the current map does not class it as farmland.

Not affected

Outside flood zones 2 and 3 · No listed building at the site · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Other new applications on this street

12 Aug 2026Decided

Beaumont Manor Farm Stables Beaumont Road Wormley Hertfordshire EN10 7QJ

Application for the approval of details reserved by condition nos. 4 (external f...

07/26/0635/DRC

Nearby new applications

12 Aug 2026Decided

Beaumont Manor Farm Stables Beaumont Road Wormley Hertfordshire EN10 7QJ

Application for the approval of details reserved by condition nos. 4 (external f...

07/26/0635/DRC

Important details

Council: Broxbourne
Application type: Full
Postcode: EN10 7QJ
Received: around 19 May 2026
Validated: 19 May 2026
Ward: Goffs Oak
Case officer: Show
Decision: REFUSAL
Decision date: 16 Oct 2026

How this decision compares

Decided in 150 days from validation, 94 days slower than Broxbourne's median of 56 for changes of use. Refused, as 32% of changes of use here are.

This one150d

Council56d

UK56d

56%decided within 8 weeks

68%approved

40decided in the last year

Plota live figures for changes of use decided by Broxbourne in the last twelve months, from validation. Broxbourne decision record →

Public comments

No public comments yet.

Read the comments on the council site ↗

Consultation & key dates

Consultation: 29 May 2026
Comments by: 3 Jul 2026
Statutory expiry: 18 Aug 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025 Approved

Bread and Cheese Lane, Broxbourne, Hertfordshire EN10 7WE

Installation of 2.4m high fencing required to protect an existing cross country valve

07/25/0080/F 13 Mar 2025

2025 Approved

Bread and Cheese Lane, Broxbourne, Hertfordshire EN10 7WE

Installation of 2.4m high fencing required to protect an existing cross country valve

07/25/0080/F 13 Mar 2025

2023 Approved

Beaumont Manor Farm, Stables Beaumont Road Wormley Hertfordshire EN10 7QJ

Change of use from a stables and equestrian barn with alterations to two dwelling houses

07/23/0876/F 15 Jan 2024

2023 Approved

Beaumont Manor Farm, Stables Beaumont Road Wormley Hertfordshire EN10 7QJ

Change of use from a stables and equestrian barn with alterations to two dwelling houses

07/23/0876/F 15 Jan 2024

2023 Approved

Land at Beaumont Road and Bread and Cheese Lane Wormley Hertfordshire EN10 7QJ

Details of arboricultural impact assessment and method statement pursuant to conditions 4…

07/23/0864/DRC 27 Nov 2023

2023 Approved

Land at Beaumont Road and Bread and Cheese Lane Wormley Hertfordshire EN10 7QJ

Details of arboricultural impact assessment and method statement pursuant to conditions 4…

07/23/0864/DRC 27 Nov 2023

2023 Approved

Land at Beaumont Road and Bread and Cheese Lane Wormley Hertfordshire EN10 7QJ

Erection of an equestrian nursery barn

07/23/0577/F 21 Aug 2023

2023 Approved

Land at Beaumont Road and Bread and Cheese Lane Wormley Hertfordshire EN10 7QJ

Erection of an equestrian nursery barn

07/23/0577/F 21 Aug 2023

2022

1 Beaumont Manor Beaumont Road Wormley Hertfordshire En10 7Qj

Listed building consent for the erection of 1no. two bed detached dwelling with associate…

07/23/0022/LB 29 Dec 2022

2022

1 Beaumont Manor Beaumont Road Wormley Hertfordshire En10 7Qj

Erection of 1no. two bed detached dwelling with associated landscaping and parking

07/23/0021/F 29 Dec 2022

2022

1 Beaumont Manor Beaumont Road Wormley Hertfordshire En10 7Qj

Listed building consent for the erection of 1no. two bed detached dwelling with associate…

07/23/0022/LB 29 Dec 2022

2022

1 Beaumont Manor Beaumont Road Wormley Hertfordshire En10 7Qj

Erection of 1no. two bed detached dwelling with associated landscaping and parking

07/23/0021/F 29 Dec 2022

2021 Approved

Land off Beaumont Rd opposite Bread and Cheese Lane Beaumont Rd Broxbourne EN10 7QJ

Erection of new detached storage barn

07/21/0774/F 30 Sep 2021

2021 Approved

Land off Beaumont Rd opposite Bread and Cheese Lane Beaumont Rd Broxbourne EN10 7QJ

Erection of new detached storage barn

07/21/0774/F 30 Sep 2021

2018 Approved

Land Opposite Beaumont Manor Farm and Adjacent To The White House Beaumont Road Wormley Hertfordshire EN10 7QJ

Stable block with feed and bedding barn with new klargester drainage system

07/18/1140/F 29 Jan 2019

2018 Approved

Oak Tree Farm Beaumont Road Wormley Hertfordshire En10 7Qj

DEMOLITION OF EXISTING DWELLING AND ERECTION OF REPLACEMENT DWELLING

07/18/1198/F 29 Jan 2019

2017 Refused

The White House Beaumont Road Wormley Hertfordshire En10 7Qj

FIRST FLOOR REAR EXTENSION (REFER LISTED BUILDING APPLICATION 07/17/0673/LB)

07/17/0557/HF 21 Aug 2017

2017 Approved

Wyndcroft Beaumont Road Wormley Hertfordshire En10 7Qj

CONVERSION OF EXISTING STABLES TO CREATE 4 BEDROOM RESIDENTIAL DWELLING (RE-SUBMISSION OF…

07/17/0270/F 8 May 2017

2016 Approved

Beaumont Manor Farm Beaumont Road Wormley Hertfordshire En10 7Qj

FIRST FLOOR REAR EXTENSION. REBUILT GROUND FLOOR BAY WINDOWS, NEW PORCH ENTRANCE, NEW CHI…

07/16/1419/HF 21 Feb 2017

2016 Approved

Beaumont Manor Farm Beaumont Road Wormley Hertfordshire En10 7Qj

FIRST FLOOR REAR EXTENSION. REBUILT GROUND FLOOR BAY WINDOWS, NEW PORCH ENTRANCE, NEW CHI…

07/16/1419/HF 21 Feb 2017

2016 Approved

Wyndcroft Beaumont Road Wormley Hertfordshire En10 7Qj

CONVERSION OF EXISTING STABLE INTO RESIDENTIAL 4 BED DWELLING

07/16/1058/F 11 Nov 2016

2016 Approved

Gables Bread And Cheese Lane Cheshunt Hertfordshire En10 7We

RETENTION OF MANEGE (PART COMPLETED)

07/16/0691/F 10 Aug 2016

2016 Approved

Gables Bread And Cheese Lane Cheshunt Hertfordshire En10 7We

RETENTION OF MANEGE (PART COMPLETED)

07/16/0691/F 10 Aug 2016

2016 Approved

The White House Beaumont Road Wormley Hertfordshire En10 7Qj

PARTIAL CONVERSION/CHANGE OF USE OF EXISTING BARN/STABLE BUILDINGS WITH GLAZED LINK TO FO…

07/16/0310/F 13 Jul 2016

2016 Approved

The White House Beaumont Road Wormley Hertfordshire En10 7Qj

PARTIAL CONVERSION/CHANGE OF USE OF EXISTING BARN/STABLE BUILDINGS WITH GLAZED LINK TO FO…

07/16/0310/F 13 Jul 2016

Broxbourne

Planning Authority Score

3.8/10

Below average

#205 of 296 councils

Relevant to this application:

Change of use

Broxbourne is slower than most councils at deciding householder applications, ranking #218 out of 296. 48% of applications have the time limit extended, above the 41% national average. Householder applications are slightly more likely to be approved here (93%) than the national average (90%).

Slower than most councils

for householder decisions

These figures are council-wide context, not a prediction for this application. View full council performance

Broxbourne decision statistics

Based on MHCLG data, the year to March 2026

85%

Overall approval rate

Below avg (87%) #204 of 296

93%

Householder approved

Above avg (90%) #125 of 296

53%

Decided in 8 weeks

Below avg (63%) #218 of 296

48%

Extended time limit

Above avg (41%) #211 of 296

63%

Minor dwellings approved

52 decided (1-9 homes)

67%

Major dwellings approved

3 decided (10+ homes)

65%

Change of use approved

26 decided

481

Total decisions

70 refused in the year to March 2026