Old Apiary Site, Hatching Green, Harpenden , AL5 2JS

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 and any relevant development plan policies
• The effect of the proposed development on the openness of the Green Belt
• Whether the proposed development would preserve or enhance the character or appearance of the Harpenden Conservation Area
• Whether the proposed development would preserve the setting of the Grade II listed building known as 1 Thatched Cottages and the locally listed buildings known as 4 and 5 Thatched Cottages
• If the proposal is inappropriate development, whether the resulting harm and any other harm is clearly outweighed by the other considerations so as to amount to the very special circumstances required to justify the development

What decided it

The substantial harm to Green Belt openness and the harm to the significance of heritage assets, particularly the significant harm to the locally listed buildings, are not outweighed by the housing supply shortfall and other benefits, and the very special circumstances required to justify inappropriate Green Belt development do not exist.

The significant weight afforded to housing supply shortfall and moderate weight to housing mix and economic benefits were insufficient to outweigh the substantial weight given to Green Belt harm (inappropriateness and loss of openness) and the great weight given to less than substantial harm to designated heritage assets and significant harm to non-designated heritage assets