St. Josephs Villa, St. Marys Lane, Hertingfordbury, HERTFORD, SG14 2LX

construction of single storey side extension

Authority: East Hertfordshire District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Simpson L

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt having regard to the revised Framework and any relevant development plan policies
The effect on the openness of the Green Belt
The effect of the proposed development on the character and appearance of the area including the effect of the proposed development on the nearby listed building
If the proposal is inappropriate development, would the harm by reason of inappropriateness, and any other harm, be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The substantial weight attributed to Green Belt harm and other harm to character and appearance was not clearly outweighed by the personal circumstances of providing accommodation for a disabled and elderly family member, and very special circumstances were not established.

Framework references: 137, 147, 148, 149, 149C, 194

Plan policies cited: Policy GBR1, Policy DES4, Policy HOU11, Policy HOU13, Policy HOU6, Policy GBR1

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.

The judgement stays yours. The tool gathers the material and dates it.