Land and Buildings at Mill Farm, Hertingfordbury, Hertford, Hertfordshire, SG14 2LB

Main issues, as the Inspector framed them

• the effect of the proposal on flood risk
• whether the proposal would be inappropriate development in the Green Belt and its effect on openness having regard to the Framework and relevant development plan policies
• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on the provision of equestrian facilities
• whether the proposal makes adequate provision for waste storage and collection
• 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 proposal fails to meet the flood risk requirements of Framework paragraphs 173, 174 and 181 and development plan policy, and these flood risk policies provide a strong reason for refusal that prevents the application of the tilted balance despite the housing land supply shortfall.

Although the shortfall in housing supply carries significant weight and the biodiversity net gain benefits exceed the mandatory requirement, these do not outweigh the flood risk harm and do not justify determining the appeal other than in accordance with the development plan.