The Common, Kinsbourne Green, Harpenden, AL3 3PE

Authority: St Albans City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Woodwards O

Main issues, as the Inspector framed them

whether or not the development preserves the Grade II listed building, 'Pollards Farmhouse' or any features of special architectural or historic interest which it possesses
whether or not the development is inappropriate development in the Green Belt, including, if necessary, consideration of the effect of the development on the openness of the Green Belt
if inappropriate development, whether or not any harm by reason of inappropriateness, and any other harm, are clearly outweighed by other considerations so as to amount to the 'very special circumstances' required to justify the works

What decided it

The harm to the significance of the designated heritage asset clearly outweighs the limited public benefits of the proposal.

Framework references: 154, 212, 215

Plan policies cited: Policy 86, Policy 1, Policy 13, Policy 69, Policy 72

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.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.