®Planning appeal decision
Land North of Ashwell Street, Ashwell, SG7 5LN
Planning appeal 3349177 at Land North of Ashwell Street, Ashwell, SG7 5LN (North Hertfordshire District Council) was allowed on 27 June 2025 by Inspector Williams K, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the local area and the extent to which it would preserve or enhance the Ashwell Conservation Area, bearing in mind the special attention that should be paid to the desirability of preserving the setting of nearby listed buildings; and if harm arises, whether this is outweighed by other considerations including public benefits.
for a full planning application for the erection of 14 dwellings including new access from Ashwell Street, footpath link to Lucas Lane, associated infrastructure, public open space and landscaping on land north of Ashwell Street between Hunt’s Ridge and 22 Lucas Lane, Ashwell, Hertfordshire
- Authority
- North Hertfordshire District Council
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Major dwellings
- Inspector
- Williams K
- Postcode
- SG7 5LN
Main issues, as the Inspector framed them
- The effect of the proposal on the character and appearance of the local area and the extent to which it would preserve or enhance the Ashwell Conservation Area, bearing in mind the special attention that should be paid to the desirability of preserving the setting of nearby listed buildings; and if harm arises, whether this is outweighed by other considerations including public benefits
What decided it
The Council's inability to demonstrate a five-year housing land supply combined with the significant social, economic and environmental benefits of the scheme, which collectively provide clear and convincing public benefits that outweigh the moderate less-than-substantial harm to heritage assets.
The moderate less-than-substantial harm to the Ashwell Conservation Area and heritage assets was outweighed by the substantial weight given to housing delivery (14 dwellings addressing a shortfall of 1,359 homes), substantial weight to affordable housing provision (five homes at 35% against a 25% policy requirement), significant weight to environmental benefits (biodiversity net gain exceeding 10% and public open space provision), and moderate weight to economic benefits, such that the public benefits collectively outweighed the heritage harm.
What the Inspector cited
- Development plan policies
- Policy SP1Policy SP2Policy HE1Policy HS2Policy ASH3Policy ASH8
- National Planning Policy Framework
- Paragraph 11Paragraph 57Paragraph 61Paragraph 110Paragraph 115Paragraph 212Paragraph 213Paragraph 214Paragraph 215
- Judgments
- Bernard Wheatcroft Ltd v. Secretary of State for the Environment and Another, JPL 1982, P37; Holborn Studios Ltd v. The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.