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Dismissed3 March 20233289069

Land East of Picknage Road and Adjecent to 36, Picknage Road , Barley, Hertfordshire, SG8 8HP

Planning appeal 3289069 at Land East of Picknage Road and Adjecent to 36, Picknage Road , Barley, Hertfordshire, SG8 8HP (North Hertfordshire District Council) was dismissed on 3 March 2023 by Inspector Castle S, by written representations. The main issue, as the Inspector framed it: whether the site is suitable for residential development, in terms of its location, land use and amount of development, with particular regard to local and national planning policy relating to the location of the proposed development.

Permission in Principle: Erection of 9 dwellings, replacement local community shop (Class F2 (a)) of 265 square metres, and associated access, parking, drainage, and biodiversity/landscaping area

Authority
North Hertfordshire District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Castle S
Postcode
SG8 8HP

Main issues, as the Inspector framed them

  • whether the site is suitable for residential development, in terms of its location, land use and amount of development, with particular regard to local and national planning policy relating to the location of the proposed development
  • the effect of the proposal on the living conditions of neighbouring occupiers
  • the effect of the proposal on the character and appearance of the area
  • the effect of the proposal on the setting and significance of the Barley Conservation Area

What decided it

The identified less than substantial harm to the setting and significance of the Barley Conservation Area, to which great weight must be given under Framework paragraph 199, is not outweighed by the public benefits of the scheme, and the Framework provides a clear reason for refusal that displaces the tilted balance.

the public benefits of housing delivery, retail provision, and economic and social benefits (afforded moderate weight) do not outweigh the significant harms to landscape character, the RABGB, and the conservation area (afforded significant and great weight respectively), and the adverse impacts significantly and demonstrably outweigh the benefits

What the Inspector cited

Development plan policies
Policy SP2 (Settlement Hierarchy)Policy SP4 (Town Centres, Local Centres and Community Shops)Policy SP6 (Sustainable Transport)Policy SP10 (Healthy Communities)Policy CGB1 (RABGB)Policy CGB2b (Community Facilities, Services and Affordable Housing in the RABGB)Policy D3 (Protecting Living Conditions)Policy NE1 (Landscape)Policy ETC7 (Scattered Local Shops and Services in Towns and Villages)Policy HE1 (Designated Heritage Assets)Policy HS2 (Affordable housing)saved Policy 6 of the Local Plan 1996policy 51 of the North Hertfordshire District Local Plan No. 2 – with Alterations (Saved Policies 2007)
National Planning Policy Framework
Paragraph 11Paragraph 84Paragraph 85Paragraph 93Paragraph 130Paragraph 170Paragraph 189Paragraph 199Paragraph 202Paragraph 222

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.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2023

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.