Green Lodge, Ponsbourne Park, Newgate Street, HERTFORD, SG13 8NH

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
• Whether the proposal would preserve the Grade II listed building, 'Green Lodge' (Ref: 1173646), or any features of special architectural or historic interest that it possesses
• The effect of the proposed development on biodiversity, including bats
• If the proposal would be inappropriate development in the Green Belt, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify it

What decided it

The totality of harm to the Green Belt (by reason of inappropriateness and loss of openness) and harm to the listed building's heritage significance was not clearly outweighed by the moderate benefits of the proposal, and therefore very special circumstances did not exist to justify the development.

The substantial weight given to harm to the Green Belt and the considerable weight given to harm to the listed building were not clearly outweighed by the moderate weight of the benefits (improved living accommodation and socio-economic benefit), resulting in dismissal of the appeals.