2 Timberlakes, Church Lane, Hastoe, TRING, HP23 6QB

for a garage with ancillary workshop (outbuilding)

Authority: Dacorum Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: other · Householder developments
Inspector: Rennie S

Main issues, as the Inspector framed them

Whether the proposed outbuilding would constitute 'inappropriate development' in the Green Belt
The effect on the openness of the Green Belt
The effect of the development on the character and appearance of the area (including effect on the Area of Outstanding Natural Beauty)
If so, whether there are other considerations which clearly outweigh the harm caused by being inappropriate development so as to amount to very special circumstances

What decided it

The proposal constitutes inappropriate development in the Green Belt with no very special circumstances to justify approval, as the limited benefits do not clearly outweigh the harm to openness and the adverse visual impact on the AONB and character of the area.

Framework references: 148, 149, 176

Plan policies cited: CS5, CS11, CS12, CS24, CS25

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.

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