Express Food & Wine, 167 Ware Road, HERTFORD, SG13 7EQ

a two storey building including side dormers to create two one-bedroom dwellings with private amenity space, bin storage, bicycle parking and off- street parking including landscaping

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

Main issues, as the Inspector framed them

The effect on the character and appearance of the area
The effect on the living conditions of neighbouring residents
The effect on highway safety
Whether the proposal would be sufficiently adaptable to climate change

What decided it

The unacceptable harm to the living conditions of neighbouring residents, particularly regarding outlook, privacy and overbearing impact, combined with the overdevelopment of the site and harmful impact on the character and appearance of the area, outweighed the benefits of additional housing provision.

Plan policies cited: DES4(a & c), DPS2

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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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