Colesdale Farm, Northaw Road West, Potters Bar, Hertfordshire, EN6 4QZ

residential development of site of up to 34 dwellings following removal of the existing buildings and structures

Authority: Welwyn Hatfield Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Aqbal M

Main issues, as the Inspector framed them

Whether or not the proposal would be inappropriate development in the Green Belt in terms of the National Planning Policy Framework and development plan policy
The effect of the proposal on the character and appearance of the area
Whether the proposal would result in the unacceptable loss of employment land

What decided it

The delivery of housing, including affordable housing, in an area of high housing demand outweighs the conflict with Policy EMP8 regarding loss of employment land.

The conflict with Policy EMP8 on loss of employment land is outweighed by the material consideration of housing need in the area, including the provision of 30% affordable housing.

Framework references: 11, 123, 137, 149

Plan policies cited: Policy GBSP1, Policy D2, Policy D1, Policy EMP8, Policy H7, Policy SP7

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.