Land At Rooks Wood Thorley Lane East Thorley Bishops Stortford Hertfordshire Data via plota.co.uk

3/26/1104/FUL - Full Application Awaiting decision

Proposal

Erection of 2 self-build and custom eco dwellings with garage and associated parking, air source heat pump, vehicle access, landscaping and associated works Data via plota.co.uk

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View original council record ↗Last checked 7 Oct 2026, 05:21

Application progress

✓

Received

5 Aug 2026

✓

Validated

5 Oct 2026

Decision

Expected by 30 Nov 2026

Under consideration

No decision has been issued yet. Plota predicts a decision between 30 Nov 2026 and 18 Dec 2026, from East Hertfordshire's recent new homes.

Comments are open until 5 Nov 2026

Comment on this application ↗

Documents 21

Statements & assessments 6

PDF BIODIVERSITY QUESTIONNAIRE Supporting Documents · 5 Oct 2026 View ↗ PDF ARBORICULTURAL SUPPORTING STATEMENT Acknowledgement Letter · 5 Oct 2026 View ↗ PDF TRANSPORT AND ACCESS STATEMENT Supporting Documents · 8 Sept 2026 View ↗ PDF DESIGN AND ACCESS STATEMENT Supporting Documents · 8 Sept 2026 View ↗ PDF SUSTAINABILITY CHECKLIST Supporting Documents · 8 Sept 2026 View ↗ PDF SUSTAINABILITY STATEMENT Supporting Documents · 8 Sept 2026 View ↗

Plans & drawings 9

Application forms 2

PDF CERTIFICATE B OF OWNERSHIP Certificate of Ownership · 5 Oct 2026 View ↗ PDF APPLICATION FORM - WITHOUT PERSONAL DATA Application Form · 5 Aug 2026 View ↗

Consultation & comments 1

PDF HIGHWAYS 6/10/26 Consultee Correspondence · 6 Oct 2026 View ↗

Site constraints 5

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 ↗

Priority habitat: Deciduous woodland

A habitat of principal importance. It shapes the ecology work and the biodiversity net gain a scheme has to show.

1 listed building within 150 m

Nearest: Crowscroft, Grade II, 53 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 ↗

Also on the record

Inside the Bishop's Stortford built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 2, 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 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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Important details

Council: East Hertfordshire
Application type: Full Application
Received: 5 Aug 2026
Validated: 5 Oct 2026
Ward: Bishop's Stortford Thorley Manor
Parish: Bishops Stortford Town Council
Case officer: Show
Target decision: 30 Nov 2026
Applicant: Show
Agent: The Planning Consultancy Ltd

Decision outlook

Day 4 of the 56-day target. East Hertfordshire usually decides new homes by day 65.

prediction

Day 461 days to the predicted decision (day 65)

45%decided within 8 weeks

54%approved

79decided in the last year

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

Public comments

No public comments yet.

12 neighbours consulted · Last counted 6 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-15121280
Planning Portal ref: PP-15121280
Comments by: 5 Nov 2026
Statutory expiry: 30 Nov 2026
Env. assessment: No

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