UNIT 1-3 HERTSMERE INDUSTRIAL PARK, WARWICK ROAD, WD6 1GT
Factory and warehouse Decided 19 February 2026 CHG101313479 Ryan
Figures are as stated in the decision, and are values in the 2023 list; a dash means the document does not state that figure. This judgement decided 2 properties together; the figures above are for this appeal's property (UNITS 1-3 HERTSMERE INDUSTRIAL PARK, WARWICK ROAD, BOREHAMWOOD WD6 1GT). Every property is listed below.
The 2 properties in this decision
One judgement covered all of these appeals. Each property’s figures as the judgement states them (2023 list); this appeal’s property is highlighted.
| Property | Original RV | Sought | Tribunal decided | Outcome |
|---|---|---|---|---|
| UNITS 1-3 HERTSMERE INDUSTRIAL PARK, WARWICK ROAD, BOREHAMWOOD WD6 1GTThis appeal | £472,500 | — | £472,500 | Dismissed |
| UNIT 4 HERTSMERE INDUSTRIAL PARK, WARWICK ROAD, BOREHAMWOOD WD6 1GT | £277,500 | — | £277,500 | Dismissed |
What was argued and what the tribunal found
The appellant, which occupied two separate industrial units (Units 1-3 and Unit 4) at Hertsmere Industrial Park, sought to merge them into a single assessment with an RV of £630,000. The appellant argued the properties were contiguous and operated as a single functional unit, separated only by a private road over which they claimed exclusive occupation. The tribunal applied the three-part test from Woolway v Mazars and found that: (1) the road was an adopted but not maintainable highway maintained by the local council, so the appellant did not have exclusive occupation; (2) the properties could be and had been let separately, failing the functional test; and (3) objectively, the properties lacked the physical connection necessary for a single hereditament. The tribunal also rejected the argument under the Rating (Property in Common Occupation) Act 2018, as the properties were separated by a road rather than an enclosed boundary. The appeal was dismissed and the separate RVs of £472,500 and £277,500 were confirmed.
Summary generated from the decision text and checked against it. The appellant was UGO FOODS GROUP LIMITED, represented.
Grounds argued
- Split or merge the assessment · decisive
- Evidence
- Expert report
- Cases cited
- Woolway v Mazars; John Laing & Son Ltd v Kingswood Area Assessment Committee; Gardiner & Theobald LLP v David Jackson
- Hearing
- 23 January 2026
Similar decisions
- UNIT 4, HERTSMERE INDUSTRIAL ESTATE, WARWICK ROAD, WD6 1GT — Dismissed, 19 Feb 2026
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All decisions in Hertsmere Borough Council · Industrial and warehouses nationally
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