Hunters Lodge, 17 Gustard Wood, Wheathampstead, ST. ALBANS, AL4 8RP

two storey front extension

Authority: St Albans City Council
Appeal type: other · Listed Building Consent & Conservation Area Consent Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Parker C

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt, including any impact on openness, having regard to the National Planning Policy Framework and any relevant development plan policies
Whether the proposed works would preserve the special architectural or historic features of the listed building and preserve or enhance the character or appearance of the conservation area
Would harm by reason of inappropriateness, and any other harm, be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal is inappropriate development in the Green Belt that would reduce openness and cause less than substantial harm to the listed building and conservation area, with no very special circumstances demonstrated to justify approval.

Framework references: 133, 147, 148, 149, 150, 202

Plan policies cited: Policy 1, Policy 13, Policy 85, Policy 86

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.