25 The Avenue, WELWYN, AL6 0PW

Part single & part two storey front, side & rear extensions and new rear dormer and garage roof alterations

Authority: Welwyn Hatfield Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Preston C

Main issues, as the Inspector framed them

Whether the proposal would amount to inappropriate development within the Green Belt, including an assessment of the effect on the character and appearance of the area as required under saved policy RA3 of the Local Plan
The effect on the openness of the Green Belt

What decided it

The proposal amounts to a disproportionate addition to the original building when taken cumulatively with previous extensions, constituting inappropriate development within the Green Belt that causes harm to openness, which cannot be outweighed in the absence of very special circumstances.

Framework references: 11, 137, 147, 149

Plan policies cited: RA3, SADM34

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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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