27 & 29 High Street Ware Hertfordshire SG12 9BQ Data via plota.co.uk

3/26/1065/LBC - Listed Building Consent Awaiting decision
Change of useCommercial premisesCommercial & major worksDemolitionListed buildingsNew homes

Proposal

Part demolition of building and part demolition to the rear; conversion of the basement and ground floor to provide Class E (c & (g)(i)) use; change of use to Class C3 Use (Residential) at first and second floors with access from the ground floor; creation of 5 x 1 bedroom apartments and 2 x 2 bedroom apartments; conversion of the barn to 2 x 2 bedroom dwellings; construction of 6 x 3 bedroom new dwellings, 1 x 4 bedroom terraced houses with roof terraces and car ports, and 1 x 3 bedroom house with roof terrace and garage. Associated drainage, cycle stores, bin stores, car parking, and landscaping Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
29 Jul 2026
Decision
Target date was 23 Sept 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 28 Oct 2026; it is now day 91.

The consultation period closed on 24 Sept 2026.

Documents 92

Statements & assessments 5

PDF ECOLOGY - 9/9/26 Consultee Correspondence · 9 Sept 2026 View ↗ PDF PLANNING STATEMENT Supporting Documents · 29 Jul 2026 View ↗ PDF HERITAGE STATEMENT Supporting Documents · 29 Jul 2026 View ↗ PDF DESIGN AND ACCESS STATEMENT Supporting Documents · 29 Jul 2026 View ↗ PDF PRELIMINARY TIMBER DECAY AND DAMP SURVEY Supporting Documents · 29 Jul 2026 View ↗

Plans & drawings 71

PDF LOCATION PLAN Location/Block/Site Plan · 29 Jul 2026 View ↗ PDF EXISTING SITE PLAN Location/Block/Site Plan · 29 Jul 2026 View ↗ PDF PROPOSED NORTH ELEVATIONS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED WEST ELEVATIONS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED EAST ELEVATIONS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED EAST ELEVATIONS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED SOUTH ELEVATION Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED NORTH ELEVATION - MEWS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED EAST ELEVATION - WEST MEWS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED WEST ELEVATION - WEST MEWS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED SOUTH ELEVATION - MEWS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED EAST ELEVATION - EAST MEWS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED WEST ELEVATION - EAST MEWS Proposed Elevations · 29 Jul 2026 View ↗ PDF PROPOSED SITE SECTIONS S1 & S2 Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED SITE SECTIONS S3 & S4 Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED REFURB SECTION R1 Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED REFURB SECTION R2 Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED REFURB SECTION R3 Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED REFURB SECTION R4 Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED MEWS SECTION M1 & M2 Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED MEWS SECTION M3 & M4 Other Drawing · 29 Jul 2026 View ↗ PDF TYPICAL ROOF SECTIONS - NO.29 Other Drawing · 29 Jul 2026 View ↗ PDF ROOF SECTIONS - NO.27 Other Drawing · 29 Jul 2026 View ↗ PDF ROOF SECTIONS - NO.27 BARN Other Drawing · 29 Jul 2026 View ↗ PDF TYPICAL REFURBISHMENT WALL TYPES Other Drawing · 29 Jul 2026 View ↗ PDF TYPICAL REFURBISHMENT WALL TYPES Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED FLOOR PLANS AND SCHEDULES Proposed Floor Plans · 29 Jul 2026 View ↗ PDF EXISTING BASEMENT GA PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF EXISTING GROUND FLOOR GA PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF EXISTING FIRST FLOOR GA PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF EXISTING SECOND FLOOR GA PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF EXISTING ROOF PLAN Other Drawing · 29 Jul 2026 View ↗ PDF EXISTING NORTH AND WEST ELEVATIONS Existing Elevations · 29 Jul 2026 View ↗ PDF EXISTING EAST ELEVATIONS Existing Elevations · 29 Jul 2026 View ↗ PDF EXISTING SOUTH ELEVATIONS Existing Elevations · 29 Jul 2026 View ↗ PDF DEMOLITION ELEVATION - NORTH Existing Elevations · 29 Jul 2026 View ↗ PDF DEMOLITION ELEVATION - WEST Existing Elevations · 29 Jul 2026 View ↗ PDF DEMOLITION ELEVATION - EAST 27 HIGH STREET Existing Elevations · 29 Jul 2026 View ↗ PDF DEMOLITION ELEVATION - EAST 29 HIGH STREET Existing Elevations · 29 Jul 2026 View ↗ PDF DEMOLITION ELEVATION - SOUTH Existing Elevations · 29 Jul 2026 View ↗ PDF EXISTING SECTIONS A-A & B-B Other Drawing · 29 Jul 2026 View ↗ PDF EXISTING SECTIONS C-C AND D-D Other Drawing · 29 Jul 2026 View ↗ PDF DEMOLITION - BASEMENT PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF DEMOLITION - NO. 29 GROUND FLOOR PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF DEMOLITION - NO. 27 GROUND FLOOR PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF DEMOLITION - NO. 29 FIRST FLOOR PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF DEMOLITION - NO. 27 FIRST FLOOR PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF DEMOLITION - NO. 29 SECOND FLOOR PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF DEMOLITION - NO. 27 SECOND FLOOR PLAN Existing Floor Plans · 29 Jul 2026 View ↗ PDF DEMOLITION SITE PLAN Location/Block/Site Plan · 29 Jul 2026 View ↗ PDF PROPOSED SITE PLAN Location/Block/Site Plan · 29 Jul 2026 View ↗ PDF PROPOSED ROOF SITE PLAN Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED BASEMENT GA PLAN Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED GROUND FLOOR GA PLAN Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED FIRST FLOOR GA PLAN Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED SECOND FLOOR GA PLAN Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED ROOF PLAN Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED BASEMENT PLAN - REFURB Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED GROUND FLOOR PLAN - REFURB Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED FIRST FLOOR PLAN - REFURB Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED SECOND FLOOR PLAN - REFURB Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED ROOF PLAN - REFURB Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED GROUND FLOOR PLAN - WEST MEWS Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED GROUND FLOOR PLAN - EAST MEWS Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED FIRST FLOOR PLAN - WEST MEWS Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED FIRST FLOOR PLAN - EAST MEWS Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED SECOND FLOOR PLAN - WEST MEWS Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED SECOND FLOOR PLAN - EAST MEWS Proposed Floor Plans · 29 Jul 2026 View ↗ PDF PROPOSED ROOF PLAN - WEST MEWS Other Drawing · 29 Jul 2026 View ↗ PDF PROPOSED ROOF PLAN - EAST MEWS Other Drawing · 29 Jul 2026 View ↗ PDF LANDSCAPE PLAN Other Drawing · 29 Jul 2026 View ↗

Application forms 1

PDF APPLICATION FORM - WITHOUT PERSONAL DATA Application Form · 29 Jul 2026 View ↗

Consultation & comments 6

PDF ENVIRONMENT AGENCY - 11/9/26 Consultee Correspondence · 11 Sept 2026 View ↗ PDF CANAL AND RIVER TRUST - 10/9/26 Consultee Correspondence · 10 Sept 2026 View ↗ PDF SPAB - 10/9/26 Consultee Correspondence · 10 Sept 2026 View ↗ PDF HIGHWAYS - 8/9/26 Consultee Correspondence · 8 Sept 2026 View ↗ PDF HISTORIC ENGLAND - 24/8/26 Consultee Correspondence · 24 Aug 2026 View ↗ PDF HISTORIC ENVIRONMENT 21/8/26 Consultee Correspondence · 21 Aug 2026 View ↗

Other documents 9

PDF REFURBISHMENT ROOM SCHEDULE Supporting Documents · 29 Jul 2026 View ↗ PDF REFURBISHMENT ROOM SCHEDULE Supporting Documents · 29 Jul 2026 View ↗ PDF REFURBISHMENT ROOM SCHEDULE Supporting Documents · 29 Jul 2026 View ↗ PDF REFURBISHMENT ROOM SCHEDULE Supporting Documents · 29 Jul 2026 View ↗ PDF COVERING LETTER Supporting Documents · 29 Jul 2026 View ↗ PDF THE PROPOSAL Supporting Documents · 29 Jul 2026 View ↗ PDF DESIGN AND APPEARANCE Supporting Documents · 29 Jul 2026 View ↗ PDF STRATEGIC DESIGN MATTERS Supporting Documents · 29 Jul 2026 View ↗ PDF MATERIAL PALETTE Supporting Documents · 29 Jul 2026 View ↗

All documents on the council site ↗

Site constraints 4

Grade II listed: 27 High Street and attached rear outshoot and barn
List entry 1222405 · The pin is inside its outline · 69 more listed buildings within 150 m (1 Grade I, 9 Grade II*, 59 Grade II)
Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show the other 69 with distances
Historic England ↗
Flood zone 2, rivers and sea
Medium chance: between a 1 in 100 and 1 in 1,000 annual chance from rivers, or 1 in 200 to 1 in 1,000 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Ware conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Also on the record
Inside the Ware built-up area.
Not affected
Not green belt · 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.

Building

Floor area107 m² (1,152 sq ft)
Energy ratingD (asset rating 93)
UseB1 Offices and Workshop businesses
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in June 2018, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
East Hertfordshire
Application type
Listed Building Consent
Postcode
SG12 9BQ
Received
29 Jul 2026
Validated
29 Jul 2026
Ward
Ware Priory
Parish
Ware Town Council
Case officer
Show
Target decision
23 Sept 2026
Applicant
Show
Agent
Alison Young Planning Associates Ltd

Decision outlook

Day 91, past East Hertfordshire's usual 64 days for changes of use. 76% are decided within thirteen weeks, so most likely by 28 Oct 2026.

Day 910 days to the 91-day target
43%decided within 8 weeks
71%approved
66decided in the last year

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

Public comments

1comment received
1 neutral

Last counted 27 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15119580
Planning Portal ref
PP-15119580
Comments by
24 Sept 2026
Statutory expiry
23 Sept 2026
Env. assessment
No

Historical activity at this location

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

Within ~100m

Nearby activity

2025 Approved
4 - 5 East Street Ware Hertfordshire SG12 9HJ
Erection of 1 non-illuminated fascia sign, 1 non-illuminated hanging sign, 2 window vinyl…
3/25/0285/ADV
2025 Approved
4 - 5 East Street Ware Hertfordshire SG12 9HJ
Erection of 1 non-illuminated fascia sign, 1 non-illuminated hanging sign, 2 window vinyl…
3/25/0285/ADV
2023 Approved
Building To The Rear Of 12 And 14 High Street Ware Hertfordshire SG12 9BX
Creation of two bedroom dwelling. Alterations to fenestration and openings, alterations t…
3/23/1885/LBC
2023 Approved
Building To The Rear Of 12 And 14 High Street Ware Hertfordshire SG12 9BX
Change of use from storage to residential and creation of two bedroom dwelling. Alteratio…
3/23/1884/FUL
2023 Approved
Building To The Rear Of 12 And 14 High Street Ware Hertfordshire SG12 9BX
Creation of two bedroom dwelling. Alterations to fenestration and openings, alterations t…
3/23/1885/LBC
2023 Approved
Building To The Rear Of 12 And 14 High Street Ware Hertfordshire SG12 9BX
Change of use from storage to residential and creation of two bedroom dwelling. Alteratio…
3/23/1884/FUL
2024 Approved
43-45 High Street Ware Hertfordshire SG12 9BA
Installation of 1 non-illuminated fascia sign
3/24/1226/ADV
2024 Approved
Leaside Church Leaside Walk Ware Hertfordshire SG12 9BT
Boundary wall repairs
3/24/0811/LBC
2024 Approved
Leaside Church Leaside Walk Ware Hertfordshire SG12 9BT
Boundary wall repairs
3/24/0810/FUL
2023 Approved
60 - 62 High Street Ware Hertfordshire SG12 9DA
Demolition of single storey rear extension. Division of existing Class E unit to create 2…
3/23/1893/LBC
2023 Approved
60 - 62 High Street Ware Hertfordshire SG12 9DA
Demolition of single storey rear extension. Division of existing Class E unit to create 2…
3/23/1892/FUL
2023 Approved
60 - 62 High Street Ware Hertfordshire SG12 9DA
Demolition of single storey rear extension. Division of existing Class E unit to create 2…
3/23/1893/LBC
2023 Approved
60 - 62 High Street Ware Hertfordshire SG12 9DA
Demolition of single storey rear extension. Division of existing Class E unit to create 2…
3/23/1892/FUL
2023 Refused
31 High Street Ware Hertfordshire SG12 9BA
Part change of use of hairdressers to create 1, residential unit. Retention of facilities…
3/23/1862/LBC
2023 Refused
31 High Street Ware Hertfordshire SG12 9BA
Part change of use of hairdressers to create 1, residential unit. Retention of facilities…
3/23/1861/FUL
2023 Refused
31 High Street Ware Hertfordshire SG12 9BA
Part change of use of hairdressers to create 1, residential unit. Retention of facilities…
3/23/1862/LBC
2023 Refused
31 High Street Ware Hertfordshire SG12 9BA
Part change of use of hairdressers to create 1, residential unit. Retention of facilities…
3/23/1861/FUL
2021 Approved
27 - 29 High Street Ware Hertfordshire SG12 9BQ
Part demolition of building and part demolition to the rear; conversion of the basement a…
3/21/2615/FUL
2021 Approved
27 - 29 High Street Ware Hertfordshire SG12 9BQ
Part demolition of building and part demolition to the rear; conversion of the basement a…
3/21/2615/FUL
2023 Withdrawn
31 High Street Ware Hertfordshire SG12 9BA
Partial change of use of hairdressers to residential unit. Retention of facilities to hai…
3/23/1276/LBC
2016 Approved
25 High Street Ware Hertfordshire SG12 9BP
Change of use of pavement area to external seating for Costa Coffee store .
3/16/0651/FUL
2016 Approved
23 High Street Ware Hertfordshire SG12 9BP
Conversion of upper floor to form 2x2 bed flats, with associated internal and external al…
3/16/0150/LBC
2016 Approved
23 High Street Ware Hertfordshire SG12 9BP
Conversion of upper floor to form 2x2 bed flats, with associated internal and external al…
3/16/0149/FUL
2016 Approved
23 High Street Ware Hertfordshire SG12 9BP
Conversion of upper floor to form 2x2 bed flats, with associated internal and external al…
3/16/0150/LBC
2016 Approved
23 High Street Ware Hertfordshire SG12 9BP
Conversion of upper floor to form 2x2 bed flats, with associated internal and external al…
3/16/0149/FUL
East Hertfordshire
Planning Authority Score
4.9/10
Below average
#152 of 296 councils
Relevant to this application:
Change of use

East Hertfordshire is faster than most councils at deciding householder applications, ranking #93 out of 296. East Hertfordshire is also one of the strictest councils - it refuses more householder applications than almost any other, with only 84% approved vs 90% nationally.

One of the strictest councils
only 84% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
East Hertfordshire decision statistics
Based on MHCLG data, the year to March 2026
81%
Overall approval rate
Below avg (87%) #256 of 296
84%
Householder approved
Below avg (90%) #256 of 296
73%
Decided in 8 weeks
Above avg (63%) #93 of 296
36%
Extended time limit
Below avg (41%) #109 of 296
53%
Minor dwellings approved
128 decided (1-9 homes)
82%
Major dwellings approved
11 decided (10+ homes)
94%
Change of use approved
36 decided
1,184
Total decisions
223 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.