Cole Green Way, Heringfordbury, Hertford, SG14 2LF

the change of use of agricultural building to two dwelling houses (Use Class C3) and associated amendments to the building, provision of amenity space and access

Authority: East Hertfordshire District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
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 of the development on the openness of the Green Belt
The effect of the development on the character and appearance of the area
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 material change of use of the surrounding agricultural land to domestic gardens and driveways would significantly harm the openness of the Green Belt and conflict with its purposes, and the benefits of the appeal scheme over the fallback position do not constitute very special circumstances to justify this inappropriate development.

Framework references: 10, 11, 38, 55, 56, 130, 137, 138, 150

Plan policies cited: Policy GBR1, Policy DES2, Policy DES4

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.

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