67 Codicote Road, WELWYN, AL6 9TY

a ground floor extensions to front and rear, first floor extension to front, loft conversion with new gables to front and rear and raised roof, and a detached garage and gym building following demolition of the existing car port

Authority: North Hertfordshire District Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Woodwards O

Main issues, as the Inspector framed them

whether or not the proposed extensions to the house would be inappropriate development in the Green Belt
the effect on the openness of the Green Belt
if the extensions are considered to be inappropriate development in the Green Belt, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the 'very special circumstances' necessary to justify them

What decided it

The proposed house extensions constitute inappropriate development in the Green Belt that causes harm to openness, and the minor private benefit to occupiers does not clearly outweigh this harm, so very special circumstances do not exist.

Framework references: 137, 138, 147, 148, 149

Plan policies cited: Saved Policy 2 of the District Local Plan No.2 with Alterations Originally adopted April 1996, Saved Policies Written Statement dated September 2007, emerging Policy SP5 of the Local Plan 2011 – 2031 Proposed Submission, dated October 2016

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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