®Planning appeal decision
Land to rear of 28-34 North Cottages, Napsbury, St Albans, Hertfordshire, AL2 1AW
residential development of nine units comprising six terraced houses, two semi-detached houses and one detached house, together with associated landscaping and parking
- Authority
- St Albans City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Hearing
- Development
- residential · Minor Dwellings
- Inspector
- Wilders B
Main issues, as the Inspector framed them
- Whether the proposal is inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
- The effect of the proposal on the purposes of including land in the Green Belt
- The effect of the proposal on the character and appearance of the area including on the Napsbury Hospital Grade II Registered Historic Park and Garden
- The effect of the proposal on the living conditions of occupiers of neighbouring properties having particular regard to privacy
- 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 required to justify the proposal
What decided it
The Inspector concluded that the identified Green Belt, heritage and living conditions harm was not clearly outweighed by the benefits put forward, so the very special circumstances required to justify inappropriate development in the Green Belt did not exist.
The substantial weight given to Green Belt harm, great weight to heritage harm, and significant weight to character/appearance and living conditions harm outweighed the significant weight given to housing benefits, moderate weight to economic benefits and limited weight to ecological benefits, so the appeal was dismissed
Framework references: 11, 48, 143, 152, 153, 154, 205, 208
Plan policies cited: Policy 1, Policy 69, Policy 70, Policy 74
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.