Oak House Farm, Newgatestreet Road, Goffs Oak, WALTHAM CROSS, EN7 5RU

demolition of existing rear link and extension to existing dwelling

Authority: Broxbourne Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Szymanski D

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt
the effect of the proposal on the openness of the Green Belt
the effect of the proposal upon the character and appearance of the host building and the area
if the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, and if so, would this amount to the very special circumstances required to justify the proposal

What decided it

The substantial harm to the Green Belt by reason of inappropriateness and loss of openness was not clearly outweighed by the limited benefits of improved internal layout and useability.

The limited benefits of improved family layout and useability were outweighed by the substantial harm to the Green Belt, which carries substantial weight, such that very special circumstances were not demonstrated.

Framework references: 137, 147, 149

Plan policies cited: Policy GB1, Policy DSC1, Policy DSC2

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.

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