2 E Flat Cottages , Hailey Lane, Hoddesdon, HERTFORD, SG13 7NY

demolition of existing garage and outbuildings and erection of single dwelling

Authority: Broxbourne Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Catcheside E

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt, having regard to the Framework and any relevant development plan policies
the effect of the proposal on protected trees
whether material considerations exist that are sufficient to outweigh any harm identified in respect of the above issues

What decided it

The absence of authoritative technical evidence regarding the location and extent of root protection areas of protected trees, combined with concerns about potential harm to the tree closest to the site, meant the harm to protected trees could not be ruled out and outweighed the material benefits of the proposal.

Framework references: 11, 154

Plan policies cited: Policy GB1

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.