The appeal is dismissed and planning permission is refused for the demolition of the existing Roebuck Hotel, Baldock Street, Ware, Hertfordshire SG12 9DR and erection of 14 dwellings together with associated access, car parking, landscaping and related works. The application Ref 3/13/0333/FP, dated 26 February 2013, was refused by notice dated 17 July 2013.