Four Trees River Hill, Flamstead, ST. ALBANS, AL3 8BY

Proposed detached garage with accommodation in the roof void”

Authority: Dacorum Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: other · Householder developments
Inspector: Glaister C

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt for the purposes of the development plan and the National Planning Policy Framework (2021)
the effect of the proposal on the openness of the Green Belt
the effect of the proposal on the character and appearance of the area
if the proposal would be 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 it

What decided it

The proposal constitutes inappropriate development in the Green Belt that is harmful by definition, and the other considerations do not clearly outweigh this harm and the harm to openness and character and appearance, so very special circumstances do not exist.

Framework references: 147, 148, 149

Plan policies cited: CS5, CS6, CS11, CS12

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.

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