Long Acre, Holly Lane, Harpenden, AL5 5DY

Planning appeal 3285363 at Long Acre, Holly Lane, Harpenden, AL5 5DY (St Albans City Council) was dismissed on 10 May 2022 by Inspector Castle S, by written representations. The main issue, as the Inspector framed it: Whether or not the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and development plan policy.

demolition of existing chalet bungalow and replacement with 1.5 storey Passivhaus and associated works. Amendments to existing garage

Authority: St Albans City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Castle S
Postcode: AL5 5DY

Main issues, as the Inspector framed them

Whether or not the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and development plan policy
The effect of the proposal on the openness of the Green Belt
If the proposal would be inappropriate development, would the harm by reason of inappropriateness, and any other harm, be clearly outweighed by other considerations, and if so would this amount to the very special circumstances required to justify the proposal

What decided it

The replacement dwelling would be materially larger than the existing dwelling and would cause harmful loss of openness to the Green Belt, and this substantial harm was not clearly outweighed by other considerations including the energy efficiency benefits of the proposal.

What the Inspector cited

Development plan policies: Policy 1Policy 13
National Planning Policy Framework: Paragraph 149Paragraph 11

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.