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Dismissed4 August 20253367304

Cleft Oak Cottage, Hollybush Close, Potten End, Berkhamsted, HP4 2SN

Planning appeal 3367304 at Cleft Oak Cottage, Hollybush Close, Potten End, Berkhamsted, HP4 2SN (Dacorum Borough Council) was dismissed on 4 August 2025 by Inspector Down K, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would amount to inappropriate development in the Green Belt, having regard to the NPPF 2024 and any relevant development plan policies.

demolition of existing side garage and rear extension and construction of single storey side and rear extensions and two storey front and rear extensions, front porch and associated works

Authority
Dacorum Borough Council
Appeal type
householder · Householder (HAS)
Procedure
Written Representations
Development
residential · Householder developments
Inspector
Down K
Postcode
HP4 2SN

Main issues, as the Inspector framed them

  • Whether the proposed development would amount to inappropriate development in the Green Belt, having regard to the NPPF 2024 and any relevant development plan policies
  • The effect on the openness of the Green Belt
  • The effect on the character and appearance of the host dwelling and the surrounding area
  • The effect on the living conditions of occupiers of Holly Cottage with regard to light
  • If the proposed development would amount to inappropriate development, whether the harm by reason of inappropriateness and any other harm is clearly outweighed by other considerations, such as to amount to the very special circumstances necessary to justify the development

What decided it

The proposed development would be inappropriate development in the Green Belt causing substantial harm through disproportionate additions and loss of openness, with no very special circumstances to justify it.

What the Inspector cited

Development plan policies
CS5CS11CS12Policy 22Appendix 3
National Planning Policy Framework
Paragraph 154

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.

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The decision letter

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

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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.

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.