Ivy Farm Cradle End, Little Hadham, WARE, SG11 2ER

Without planning permission, the erection of a garage

Authority: East Hertfordshire District Council
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: other · Householder developments
Inspector: Goldberg V

Main issues, as the Inspector framed them

whether the garage is inappropriate development in the Green Belt having regard to any relevant development plan policies and the National Planning Policy Framework
the effect of the garage on the openness of the Green Belt
the effect of the garage on the character and appearance of the area
the effect of the garage on the significance of the Farmhouse at Ivy Farm as a Grade II listed building, through development in its setting
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 garage constitutes inappropriate development in the Green Belt causing substantial harm to openness and the setting of a Grade II listed building, with no very special circumstances demonstrated to justify its retention.

Framework references: 153, 154, 155, 156, 157, 110, 115, 205, 208

Plan policies cited: Policy GBR1, Policy DES4, Policy HOU11, Policy HA1, Policy HA7

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

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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