Poor quality farmland, not best and most versatile. Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

1 listed building within 150 m

Nearest: Larkeshill, Grade II, 25 m away

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.

Historic England ↗

Habitat network: Network Enhancement Zone 1

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

Conservation area 20 m away: Wareside

The edge of the area; work outside it can still affect its setting.

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

Radon affected area, class 2.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 13 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

22 Oct 2026Pending

Rear Of 14 Ware Road Tonwell Hertfordshire SG12 0HN

Construction of two dwellings following the removal of existing curtilage-listed...

3/26/1367/FUL

14 Sept 2026Decided

Land To The West Of Ware Park Farm Unadopted Track West From Ware Road To Greenacres Ware Park Ware Hertfordshire

Discharge of Condition 15 (Written Scheme of Investigation) attached to 3/24/127...

X/26/0407/CND

23 Jul 2026Approved

Carmelite Monastery Unadopted Track West From Ware Road To Greenacres Ware Park Ware Hertfordshire SG12 0DT

Discharge of Conditions 4 (Arboricultual Method Statement and Tree Protection Pl...

X/26/0319/CND

23 Jul 2026Withdrawn

Wilmoor Ware Road Widford Hertfordshire SG12 8RE

Variation of Condition 2 (approved plans) pursuant to planning permission (3/25/...

3/26/1032/VAR

Nearby new applications

20 Aug 2026Approved

Appletons Farm Classified Road C41 North From Tatlingtown To Junc With Fanhams Hall Road Babbs Green Wareside Hertfordshire SG12 7RX

Discharge of Conditions 5 (Hedge Removal) and 6 (New Tree) attached to 3/26/0222...

X/26/0360/CND

20 Aug 2026Pending

Appletons Farm Classified Road C41 North From Tatlingtown To Junc With Fanhams Hall Road Babbs Green Wareside Hertfordshire SG12 7RX

Discharge of Biodiversity Net Gain condition attached to 3/26/0222/FUL

3/26/1235/BGP

6 Aug 2026Pending

The Annexe 7 Helham Green Cottages Scholars Hill Helham Green Wareside Hertfordshire SG12 7RE

Outline planning application for the demolition of existing house and erection o...

3/26/0936/OUT

5 Aug 2026Approved

11 Coanwood Cottages Fanhams Hall Road Babbs Green Wareside Hertfordshire SG12 7RT

Single storey side and front extension

3/26/1098/HH

Important details

Council: East Hertfordshire
Application type: Full Application
Postcode: SG12 7RA
Received: 15 Aug 2025
Validated: 15 Aug 2025
Ward: Ware Rural
Parish: Wareside Parish Council
Case officer: Show
Target decision: 10 Oct 2025
Applicant: Show
Agent: Alison Young Planning Associates Ltd

Decision outlook

Day 439, past the statutory target. 67% of full applications in East Hertfordshire are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 20 Oct 2026.

target

predicted

Day 439383 days past the 56-day target

37%decided within 8 weeks

77%approved

173decided in the last year

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

Public comments

11comments received

6 objecting1 neutral4 supporting

55% object · below the UK average of 74%

14 neighbours consulted · Last counted 20 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14248805
Planning Portal ref: PP-14248805
Comments by: 2 Oct 2025
Statutory expiry: 10 Oct 2025
Env. assessment: No

Historical activity at this location

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

Within ~100m

Nearby activity

2023 Refused

Land Adj. To 12 Hillside Cottages Ware Road Wareside Hertfordshire SG12 7RA

Erection of two dwellings (affordable - shared ownership), containing air source heat pum…

3/23/2469/FUL 8 Jul 2024

2023 Refused

Land Adj. To 12 Hillside Cottages Ware Road Wareside Hertfordshire SG12 7RA

Erection of two dwellings (affordable - shared ownership), containing air source heat pum…

3/23/2469/FUL 8 Jul 2024

2018 Refused

12 Hillside Cottages Ware Road Wareside Ware Hertfordshire SG12 7RA

Two storey side extension incorporating balcony (Revision of application 3/17/2950/HH)

3/18/1280/HH 7 Aug 2018

2017 Approved

12 Hillside Cottages Ware Road Wareside Ware Hertfordshire SG12 7RA

Erection of two storey side extension, to incorporate a juliet balcony, and new ground fl…

3/17/2950/HH 3 May 2018

2017 Approved

4 Hillside Cottages Ware Road Wareside Ware Hertfordshire SG12 7RA

Single storey front extension.

3/17/2647/HH 11 Dec 2017

2016 Approved

1 Hillside Cottages Ware Road Wareside Ware Hertfordshire SG12 7RA

Two storey and part single storey rear extension.

3/16/1281/HH 26 Jul 2016

2016 Approved

1 Hillside Cottages Ware Road Wareside Ware Hertfordshire SG12 7RA

Two storey and part single storey rear extension.

3/16/1281/HH 26 Jul 2016

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

Land Adjacent 12 Hillside Cottages Ware Road Wareside Hertfordshire SG12 7RA Data via plota.co.uk

Proposal

Application progress

Documents 45

Statements & assessments 12

Plans & drawings 12

Application forms 1

Consultation & comments 18

Other documents 2

Site constraints 5