Land Adjacent To Byfield House, Gypsy Lane, Ware, Hertfordshire, SG12 9RJ

to demolish existing garage and construct new detached dwelling with associated parking

Authority: East Hertfordshire District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Hughes L

Main issues, as the Inspector framed them

Whether the development would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework (2021) and any relevant development plan policies
The effect on the character and appearance of the area
The effect on the living conditions of the occupants of Byfield House, with particular regard to loss of outlook
Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the proposal

What decided it

The proposal would be inappropriate development in the Green Belt causing substantial harm to openness, and the other considerations advanced do not clearly outweigh this harm and the additional harms to character and living conditions to justify very special circumstances.

Framework references: 149, 130, 130e

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

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.

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