Street Record, Bank Mill Lane, Berkhamsted, Hertfordshire, HP4 2FZ

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the development plan and the National Planning Policy Framework
• The effect of the proposal on the openness of the Green Belt
• The effect of the proposal on designated heritage assets, with particular regard to the character and appearance of the Berkhamsted Conservation Area and the settings of Lock Keepers Cottage and Old Cottage, which are Grade II listed buildings
• If it is inappropriate development, 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 the development

What decided it

The harm to the Green Belt by reason of inappropriateness and the significant harm to the character and appearance of the Berkhamsted Conservation Area were not clearly outweighed by the benefits of the proposal, and the tilted balance did not apply due to the protection afforded to the Green Belt and designated heritage assets.

The benefits of housing delivery, affordable housing provision, employment creation and local spending did not clearly outweigh the harm to the Green Belt by reason of inappropriateness and the significant harm to the character and appearance of the Berkhamsted Conservation Area, and the balance tipped against the proposal.