Land North of Pickford Road, Markyate, Hertfordshire, AL3 8AB

described on the application form as “Outline planning application with all matters reserved except access for the development of 4 dwellings on land north of Pickford Road, Markyate”

Authority: Dacorum Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Fallon R

Main issues, as the Inspector framed them

the effect of the development on the character and appearance of the area and the setting of nearby listed buildings

What decided it

The higher density and shared access arrangement would cause significant harm to the character and appearance of the area by introducing a suburban estate-like character that is out of keeping with the immediate rural context of large dwellings on substantial plots, and this harm is not outweighed by the limited housing benefits.

the significant harm to character and appearance outweighed the limited benefits of housing delivery and other social and economic benefits

Framework references: 130, 134, 219

Plan policies cited: Policy CS11, Policy CS12, Policy CS7

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.