Old School House, Park Lane, Old Knebworth, Hertfordshire, SG3 6PR

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the surrounding area, including whether it would preserve or enhance the character or appearance of the Old Knebworth Conservation Area (CA) and the effect on trees
• whether the proposal would be inappropriate development in the Green Belt having regard to relevant development plan policies and the National Planning Policy Framework (the Framework), including the effect upon the openness of the Green Belt
• the effect of the proposed development on highway and pedestrian safety
• the effect of the development on protected species, with particular regard to bats
• if the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the development

What decided it

The proposal is inappropriate development in the Green Belt with no very special circumstances to justify it, and causes less than substantial harm to the Conservation Area that is not outweighed by public benefits, both providing strong reasons for refusal under paragraph 11(d)(ii) of the Framework.

The modest benefits of housing delivery and social and economic benefits were clearly outweighed by the substantial harm to Green Belt openness, less than substantial but considerable harm to the Conservation Area, harm to highway and pedestrian safety, and potential harm to protected species; the very special circumstances necessary to justify inappropriate Green Belt development do not exist.