®Planning appeal decision
Former Hook Estate and Kennels, Coopers Lane Road / Firs Wood Close, Northaw, EN6 4BY
Planning appeal 3354772 at Former Hook Estate and Kennels, Coopers Lane Road / Firs Wood Close, Northaw, EN6 4BY (Welwyn Hatfield Council) was allowed on 25 March 2025 by Inspector Wilkinson S, following an inquiry. The main issue, as the Inspector framed it: The effect of the appeal scheme on the Green Belt and whether it would accord with policy.
for outline planning application with all matters reserved except for primary means of access for C2 (extra care) dwellings, ancillary community facilities, extensive landscaping, and access from Coopers Lane Road
- Authority
- Welwyn Hatfield Council
- Appeal type
- major · Planning Appeal
- Procedure
- Inquiry
- Development
- residential · Other Major Developments
- Inspector
- Wilkinson S
- Postcode
- EN6 4BY
Main issues, as the Inspector framed them
- The effect of the appeal scheme on the Green Belt and whether it would accord with policy
- The effect of the scheme on the character and appearance of the area
- Whether the proposed development would preserve the setting of designated heritage assets with particular regard to Hook House a Grade II listed building
- The effect of the appeal scheme on protected species with particular regard to the Great Crested Newt and the site's biodiversity
- The location of the development with regard to access to shops and services
What decided it
The tilted balance under NPPF paragraph 11d)ii, whereby the substantial benefits of the scheme (notably housing and specialist C2 housing provision) were found to significantly and demonstrably outweigh the limited Green Belt and landscape harm identified.
the substantial benefits of housing delivery (including 150 specialist C2 units), health and wellbeing, economic and biodiversity benefits significantly and demonstrably outweighed the limited Green Belt harm and moderate landscape harm identified
What the Inspector cited
- Development plan policies
- SP7SADM34SP9SADM16D2SADM15SP1SP4SP13SADM1SADM3SP11SP12SP2
- National Planning Policy Framework
- Paragraph 11Paragraph 58Paragraph 110Paragraph 135Paragraph 143Paragraph 154Paragraph 155Paragraph 156Paragraph 157Paragraph 159Paragraph 187Paragraph 215Paragraph 232
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.