The Stables, London Road, HERTFORD, SG13 7NS

described on the appeal form as “Conversion and alterations to garage/store/office to create residential annexe to include raising of roof, insertion of rooflights, doors and windows

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

Main issues, as the Inspector framed them

whether the development would result in the creation of a separate unit of residential accommodation in an inappropriate location
whether the proposal would be inappropriate development in the Green Belt, and if so, the effect of the development on the openness of the Green Belt
if the development is inappropriate, 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 the development

What decided it

The scheme could be controlled by planning condition to ensure it operated as an annexe ancillary to the main dwelling rather than as a separate residential unit, and the modest increase in roof height and volume was proportionate to the existing building, avoiding inappropriate Green Belt development.

Framework references: 9, 149, 150

Plan policies cited: Policy HOU11, Policy HOU13, Policy DES4, Policy TRA1, Policy DPS2, 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

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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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