Long Acre, Holly Lane, Harpenden, AL5 5DY

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

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.

Framework references: 149, 11

Plan policies cited: Policy 1, Policy 13

Read the decision letter on the Inspectorate’s site

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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.

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