®Planning appeal decision
Lye Lane, Bricket Wood, St Albans, AL2 3TF
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
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).
Framework references: 11, 61, 63, 65, 66, 110, 115, 117, 129, 153, 154, 155, 170
Plan policies cited: SALP Policy 1, SALP Policy 2, SALP Policy 7A, SALP Policy 34, SALP Policy 35, Policy S14 of the Neighbourhood Plan, Policy 12 of the Hertfordshire Waste Development Framework (2012)
Judgments cited: 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)
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.