®Planning appeal decision
52 And Land Rear Of 28-74 Ragged Hall Lane , Chiswell Green, AL2 3LD
Outline planning application to include up to 53 dwellings (Use Class C3), associated green infrastructure, drainage and all ancillary works, new junction off Ragged Hall Lane following the demolition of no. 52 Ragged Hall Lane. Detailed approval is sought for access arrangements only, with all other matters reserved
- Authority
- St Albans City Council
- Appeal type
- major · Planning Appeal
- Procedure
- Hearing
- Development
- residential · Major dwellings
- Inspector
- Dean S
Main issues, as the Inspector framed them
- Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework (the Framework) and any relevant development plan policies.
- The effect of the proposal on the openness of the Green Belt.
- The effect of the proposal on local landscape character and appearance.
- 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 severe and worsening shortfall in housing land supply and delivery generated significant weight in favour of the housing benefits, which clearly outweighed the identified Green Belt harm and amounted to very special circumstances.
The substantial weight given to Green Belt harm (limited harm to Green Belt purposes and openness) was clearly outweighed by significant weight for housing delivery and moderate weight for other benefits (open space, biodiversity net gain, economic benefits), amounting to very special circumstances; the adverse impacts of granting permission did not significantly and demonstrably outweigh the benefits when assessed against the Framework as a whole.
Framework references: 11
Plan policies cited: Policy 1, Policy 74, Policy 143B
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.