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Dismissed22 October 20253353927

Land Adjoining Arcadia, Ermine St, Buntingford, Hertfordshire, SG9 9AZ

Planning appeal 3353927 at Land Adjoining Arcadia, Ermine St, Buntingford, Hertfordshire, SG9 9AZ (East Hertfordshire District Council) was dismissed on 22 October 2025 by Inspector Bowden N, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area.

the demolition of dilapidated barn and development of 1no. two-storey new build dwelling

Authority
East Hertfordshire District Council
Appeal type
other · Planning Appeal
Procedure
Written Representations
Development
residential · Unknown
Inspector
Bowden N
Postcode
SG9 9RT

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the area
  • whether the proposed development is in a suitable location having regard to its access to services and facilities via sustainable modes of transport
  • whether the proposed development would provide satisfactory living conditions for the future occupants
  • whether the design of the dwelling demonstrates sufficient sustainability credentials

What decided it

The serious erosion of countryside character caused by introducing an urbanising residential development in the centre of an open field in a sensitive location outweighed the benefits of housing delivery and the proposal's other merits.

The benefits of housing delivery, a well-designed modest dwelling, and potential self-build credentials were outweighed by the serious harm to countryside character and the conflict with the development plan's objective of maintaining valued countryside resources, such that the tilted balance under NPPF paragraph 11(d)(ii) was not engaged.

What the Inspector cited

Development plan policies
GBR2DES2DES4DPS2TRA1CC1CC2HD1
National Planning Policy Framework
Paragraph 11Paragraph 56Paragraph 110

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 applied

The decision letter

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The authority’s record since 2016 · every decision in 2025

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.