Current Projects : Instructions and project planning progression


Codicote, North Hertfordshire

Welcome to Manor Oak Homes’ public consultation website for our proposed new development at land off The Close, Codicote in North Hertfordshire.

Our Vision: Manor Oak Homes are pleased to announce we are promoting a development of up to 43 new homes, including affordable homes and public open space. The site is identified as residential allocation CD3 Land North of The Close Codicote in the North Hertfordshire Local Plan 2011-2031, adopted in November 2022.

We welcome your views on our proposals

The Proposed Development

The proposed development will seek to deliver an attractively designed new residential scheme of circa 43 new homes comprising a range of house types, sizes and tenures. The Illustrative Masterplan has been sensitively designed to take account of site constraints, respect the surrounding settings and provide a landscape led approach to the development including:


  • 43 new homes comprising a mix in size, type and tenure to reflect local identified housing needs,
  • 40% of the dwellings to be affordable homes,
  • A layout which includes circa 1.15 hectares (2.86 acres) of public open space,
  • Built form no greater than two storeys in height.
  • New combined vehicular, pedestrian and cycle accesses via a continuation of The Close.
  • Retention of existing Public Rights of Way Codicote 007 and 008 and reprovision along the main access street of the existing informal footpath that runs to the north west of the site.
  • Public open space in the southern part of the site incorporating existing PRoWs and SuDS features providing sustainable drainage solutions and promoting habitat creation.
  • Retention of important trees, woodland and hedgerows within the site and on its boundaries with enhanced landscape planting to reinforce the landscaped edges to the site and promote on-site biodiversity gains.
  • Provision of a green corridor along the northern boundary that protects the setting of the existing Oak tree and the mature northern hedge and incorporates a new pedestrian route that meanders through the space linking the PRoWs with the north western corner of the site.

Online Public Consultation

Stakeholder engagement is a key part of the development process and we are keen to hear residents’ views, ideas and concerns.

We are therefore holding an Online Public Consultation until Thursday 27th July.

Information about the proposals is found by clicking on the PDF link below.

An online comments form, a PDF copy of the leaflet sent to nearby residents, and a PDF copy of the consultation boards can be found below. Please submit any comments you may have by 27th July 2023. 

Data Protection: all contact details and comments will only be used expressly in connection with this consultation.

Next Steps

This consultation exercise precedes the submission of an outline planning application to North Hertfordshire District Council which will seek permission for the principle of up to 43 dwellings along with access. All other details will be the subject of a future reserved matters application.

Residents in close proximity to the site should receive a formal invitation to respond to the planning application from North Hertfordshire District Council upon the submission of the application. Any response you make now will be taken into account as we finalize the application proposals.

Thank you for your feedback

Online Consultation Boards

A PDF version of the Online consultation boards is available here, click to download.



Manor Oak Homes is a multi-disciplined company that specialises in promotional agreements, option agreements and freehold purchases for strategic land opportunities.

We believe in working on an open-book basis, building a strong relationship with clients, consultants, political bodies and industry contacts alike. We insist on working in a spirit of good faith, ensuring that we work in an environment of transparency and trust. We do not rely on a board, or the excuse of a board not to get things done, and will always pick up the phone at the first opportunity.


This website, drawings and reports are the copyright of Manor Oak Homes and their Consultants and shall not be reproduced without their permission. Ordnance Survey map information reproduced with permission of HMSO Crown Copyright reserved. Manor Oak Homes will take reasonable measures/actions to ensure the website is updated regularly, but will not accept any liability. Viewers of the website should also check with the planning department of the Council.