10 Old Watling Street, Flamstead, ST. ALBANS, AL3 8HL

Two storey side extension, single storey front lean to roof and timber porch. Replacement conservatory. Raised rear patio”

Authority: Dacorum Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · 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 host dwelling, and the surrounding 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 would result in disproportionate additions to the original building in breach of NPPF paragraph 149, constituting inappropriate development in the Green Belt for which no very special circumstances exist to justify approval.

Framework references: 147, 148, 149

Plan policies cited: Policy CS5, Policy CS11, Policy CS12, Saved Policy 22, Appendices 3 and 7

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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