Land North-West of Romani, St Albans Road, South Mimms, Potters Bar, Hertfordshire, EN6 3PP

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to any relevant development plan policies and the Framework
• The effect of the proposal on the character and appearance of the area
• The effect of the proposal on the setting and significance of the South Mimms Conservation Area
• Whether appropriate living conditions would be provided for future occupants of the proposed development with particular regard to noise from traffic
• Whether there is a valid exemption from the Biodiversity Net Gain condition

What decided it

The external noise environment would result in harmful living conditions for future occupiers that would significantly and demonstrably outweigh the benefits of the development when assessed against the Framework as a whole, contrary to Framework paragraph 139 which requires well-designed development.

The substantial weight given to the benefits of addressing the significant unmet need for gypsy and traveller sites and the low level of less than substantial harm to the conservation area were outweighed by the harm to the living conditions of future occupiers due to traffic noise, which conflicted with the Framework's emphasis on well-designed, healthy places.