Commercial Land To The Rear Of Hither Farm House Thorley Lane Bishopd Stortford CM23 4AA Data via plota.co.uk

3/25/1789/PIP - Permission in Principle Refused

Proposal

Permission in principle for redevelopment of existing commercial buildings to provide up to 2 x dwellings Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
14 Nov 2025
✓
Validated
2 Dec 2025
✗
Refused
5 Jan 2026
Appeal
Not lodged

Refused on 5 Jan 2026 · Delegated Decision · Last checked 6 Oct 2026

Documents 15

Decision & officer reports 1

PDF REFUSE PLANNING IN PRINCIPLE Decision Notice · 5 Jan 2026 View ↗

Statements & assessments 2

PDF NOISE AND LIGHT - 23/12/25 Correspondence in - Internal Consultation · 23 Dec 2025 View ↗ PDF PLANNING STATEMENT Supporting Documents · 14 Nov 2025 View ↗

Plans & drawings 2

PDF LOCATION PLAN Location/Block/Site Plan · 14 Nov 2025 View ↗ PDF SITE PLAN Location/Block/Site Plan · 14 Nov 2025 View ↗

Application forms 1

PDF Application Form Application Form · 14 Nov 2025 View ↗

Consultation & comments 6

PDF Commenter’s name hidden Show Neighbour Correspondence · 5 Jan 2026 View ↗
PDF Commenter’s name hidden Show Neighbour Correspondence · 19 Dec 2025 View ↗
PDF Commenter’s name hidden Show Neighbour Correspondence · 18 Dec 2025 View ↗
PDF Commenter’s name hidden Show Neighbour Correspondence · 18 Dec 2025 View ↗
PDF HIGHWAYS - 8/12/25 Consultee Correspondence · 8 Dec 2025 View ↗ PDF NATURAL ENGLAND - 8/12/25 Consultee Correspondence · 8 Dec 2025 View ↗

Other documents 3

PDF Officers Report Officers Report · 5 Jan 2026 View ↗ PDF BISHOPS STORTFORD TOWN COUNCIL 16/12/25 Correspondence In - Town/Parish · 16 Dec 2025 View ↗
PDF Name hidden Show Correspondence in - cllr · 5 Dec 2025 View ↗

All documents on the council site ↗

Site constraints 4

4 listed buildings within 150 m
Nearest: Park View Cottages [number 6 and Numbers 7 and 8 (Starlings)], Grade II, 47 m away · 4 Grade II
The site itself is not listed. 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 all 4 with distances
Historic England ↗
Also on the record
Radon affected area, class 2; Inside the Bishop's Stortford built-up area; Green belt 34 m away: London.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) 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

8 Jul 2026Approved

Hither Farm House Thorley Street Thorley Bishops Stortford Hertfordshire CM23 4AJ

Prior approval application (Part 3, Class MA) for change of use from veterinary ...

3/26/0967/COMPN
3 Jun 2026Approved

Premier Court Residential And Nursing Home Thorley Lane East Thorley Bishops Stortford Hertfordshire CM23 4BH

Retrospective installation of solar photovoltaic panels. Installation of externa...

3/26/0785/FUL
22 May 2026Approved

Stone Hall Thorley Lane East Thorley Bishops Stortford Hertfordshire CM23 4BH

Certificate of Lawful Existing Use or Development to confirm that the land has b...

3/26/0736/CLEO
20 Mar 2026Approved

Land At Junction With Thorley Lane Mercers Avenue Bishops Stortford Hertfordshire

Certificate of Lawfulness for proposed installation of replacement below-ground ...

3/26/0395/CLPO

Nearby new applications

7 Sept 2026Pending

47 Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ

Certificate of lawfulness for proposed garage conversion

3/26/1254/CLPO
13 Aug 2026Pending

Land At Bishops Stortford South (BISH5) Off Whittington Way Bishops Stortford Hertfordshire

Approval of reserved matters (layout, scale, appearance and landscaping) for Par...

3/26/1140/REM
3 Sept 2026Pending

Former Bishops Stortford High School London Road Bishops Stortford Hertfordshire CM23 3LU

Discharge of Condition 3 (Archaeology) attached to 3/20/0151/OUT

X/26/0385/CND
5 Aug 2026Pending

Former Bishops Stortford High School London Road Bishops Stortford Hertfordshire CM23 3LU

Discharge of Condition 23 (Travel Plan) attached to 3/20/0151/OUT

X/26/0341/CND
11 Aug 2026Pending

The Bishops Stortford High School Beaumont Avenue South Bishops Stortford Hertfordshire CM23 4SH

Application for approval of details reserved by Biodiversity Net Gain condition ...

3/26/1131/BGP
21 Jul 2026Pending

4 Bishops Avenue Bishops Stortford Hertfordshire CM23 3EL

Partial conversion of integral garage into habitable space, recladding of extern...

3/26/1023/HH

Important details

Council
East Hertfordshire
Application type
Permission in Principle
Postcode
CM23 4AJ
Received
14 Nov 2025
Validated
2 Dec 2025
Ward
Bishop's Stortford South
Parish
Bishops Stortford Town Council
Case officer
Show
Target decision
6 Jan 2026
Decision
Refuse Permission in Principle
Decision date
5 Jan 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Show

How this decision compares

Decided in 34 days from validation, 5 days faster than East Hertfordshire's median of 39 for outline applications. Refused, as 62% of outline applications here are.

81%decided within 8 weeks
38%approved
17decided in the last year

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

Public comments

5comments received
5 objecting

100% object · above the UK average of 74%

31 neighbours consulted · Last counted 6 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
29 Dec 2025
Statutory expiry
6 Jan 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

2023 Refused
Hither Farm House Thorley Street Thorley Bishops Stortford Hertfordshire CM23 4AJ
Demolition of buildings and erection of single detached dwelling with off-street parking…
3/23/2007/FUL
2023 Refused
Hither Farm House Thorley Street Thorley Bishops Stortford Hertfordshire CM23 4AJ
Demolition of buildings and erection of single detached dwelling with off-street parking…
3/23/2007/FUL
2023 Approved
10 Thorley Lane Bishops Stortford Hertfordshire CM23 4AA
Single storey rear extension
3/23/0262/CLPO
2023 Approved
10 Thorley Lane Bishops Stortford Hertfordshire CM23 4AA
Single storey rear extension
3/23/0262/CLPO
2022 Approved
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Erection of front porch with roof lantern, erection of first floor side extension, single…
3/22/1652/HH
2022 Approved
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Erection of front porch with roof lantern, erection of first floor side extension, single…
3/22/1652/HH
2021 Refused
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Retention of erection of porch and insertion of roof lantern to front. Erection of first…
3/21/2687/HH
2021 Refused
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Retention of erection of porch and insertion of roof lantern to front. Erection of first…
3/21/2687/HH
2021 Approved
31 Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Single storey front extension
3/21/1621/HH
2021 Approved
31 Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Single storey front extension
3/21/1621/HH
2021 Refused
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Loft conversion, incorporating rear and front dormers, a front roof window opening and se…
3/21/1524/HH
2021 Refused
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Loft conversion, incorporating rear and front dormers, a front roof window opening and se…
3/21/1524/HH
2021 Refused
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
First floor side extension and front porch extension.
3/21/1045/HH
2021 Refused
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
First floor side extension and front porch extension.
3/21/1045/HH
2021 Withdrawn
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Conversion of loft, insertion of dormer window and rooflight to front. Insertion of dorme…
3/21/1043/CLPO
2021 Withdrawn
21B Bishops Avenue Bishops Stortford Hertfordshire CM23 3EJ
Conversion of loft, insertion of dormer window and rooflight to front. Insertion of dorme…
3/21/1043/CLPO
2020 Approved
18 Thorley Lane Bishops Stortford Hertfordshire CM23 4AA
Garage conversion, single storey rear extension, new ground floor side window opening and…
3/20/2414/HH
2020 Approved
18 Thorley Lane Bishops Stortford Hertfordshire CM23 4AA
Garage conversion, single storey rear extension, new ground floor side window opening and…
3/20/2414/HH
2020 Refused
18 Thorley Lane Bishops Stortford Hertfordshire CM23 4AA
Garage conversion, single storey rear extension, new ground floor side window opening and…
3/20/1613/HH
2020 Refused
18 Thorley Lane Bishops Stortford Hertfordshire CM23 4AA
Garage conversion, single storey rear extension, new ground floor side window opening and…
3/20/1613/HH
2017 Approved
32 Bishops Avenue Bishops Stortford Hertfordshire CM23 3EL
Remove existing garage and side extension. Two storey side extension to create annexe and…
3/17/2303/HH
2017 Approved
32 Bishops Avenue Bishops Stortford Hertfordshire CM23 3EL
Addtional accommodation is proposed in the form of a mobile home within the curtilage of…
3/17/2440/CLP
2017 Refused
32 Bishops Avenue Bishops Stortford Hertfordshire CM23 3EL
Removal of single storey side extension and double garage. Proposed part two storey/part…
3/17/0217/HH
2016 Refused
32 Bishops Avenue Bishops Stortford Hertfordshire CM23 3EL
Removal of single storey side extension and double garage. Proposed two storey front and…
3/16/2526/HH
2016 Refused
32 Bishops Avenue Bishops Stortford Hertfordshire CM23 3EL
Removal of single storey side extension and double garage. Proposed two storey front and…
3/16/2526/HH
East Hertfordshire
Planning Authority Score
4.9/10
Below average
#152 of 296 councils
Relevant to this application:
Householder decisions

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