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Allowed1 October 20253365491

Lye Lane, Bricket Wood, St Albans, AL2 3TF

Planning appeal 3365491 at Lye Lane, Bricket Wood, St Albans, AL2 3TF (St Albans City Council) was allowed on 1 October 2025 by Inspector Young D, by written representations. The main issue, as the Inspector framed it: Whether the development is inappropriate development in the Green Belt for the purposes of the National Planning Policy Framework (NPPF).

the demolition of existing buildings and dwellings and construction of 34 low energy dwellings of which 50% will be reserved for over 55's and associated access and highway alterations

Authority
St Albans City Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Young D
Postcode
AL2 3TF

Main issues, as the Inspector framed them

  • Whether the development is inappropriate development in the Green Belt for the purposes of the National Planning Policy Framework (NPPF)
  • Whether the location of the development would be sustainable in transport terms
  • The effect of the development on highway safety
  • Overall compliance with the Development Plan and whether any harms would significantly and demonstrably outweigh the benefits of the appeal scheme

What decided it

The Council's very concerning housing land supply position of 0.9 years, which engaged the tilted balance and meant that the substantial benefits of delivering 34 family homes built to high environmental standards clearly outweighed the identified harms.

The benefits of housing delivery (34 family homes to high environmental standards, 50% age-restricted units, 50% self-build plots, removal of unsightly structures, improvements to bridleway, biodiversity net-gain, and economic benefits) significantly outweighed the limited harm from non-provision of policy-compliant affordable housing and moderate harm to Green Belt openness (which did not weigh against the development as it was not inappropriate development).

What the Inspector cited

Development plan policies
SALP Policy 1SALP Policy 2SALP Policy 7ASALP Policy 34SALP Policy 35Policy S14 of the Neighbourhood PlanPolicy 12 of the Hertfordshire Waste Development Framework (2012)
National Planning Policy Framework
Paragraph 11Paragraph 61Paragraph 63Paragraph 65Paragraph 66Paragraph 110Paragraph 115Paragraph 117Paragraph 129Paragraph 153Paragraph 154Paragraph 155Paragraph 170
Judgments
Lee Valley Regional Park Authority, R (on the application of) v Epping Forest District Council & Anor (Rev 1) [2016] EWCA Civ 404; Mole Valley DC v SSHCLG [2025] EWHC 2127 (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 applied

The decision letter

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More decisions in St Albans City Council

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

  1. Planning permission granted15 September 20263311314
    Land at Former Butterfly World, Miriam Lane, St. Albans, Hertfordshire, AL2 3NY
  2. Dismissed10 July 20266008445
    202 Radlett Road, Frogmore, St Albans, AL2 2EN
  3. Allowed9 July 20266006426
    69/69A St Peters Street, St Albans, AL1 3ED
  4. Allowed9 July 20266006425
    67 St Peters Street, St Albans, AL1 3EA
  5. Planning permission granted8 July 20263374921
    39 The Broadway, Gustard Wood, Wheathampstead, Hertfordshire, AL4 9LW

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.