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Dismissed14 April 20266002371

The Bell, 4, Town Lane, Benington, Hertfordshire, SG2 7LA

Planning appeal 6002371 at The Bell, 4, Town Lane, Benington, Hertfordshire, SG2 7LA (East Hertfordshire District Council) was dismissed on 14 April 2026 by Inspector Bowyer J, following a hearing. The main issue, as the Inspector framed it: whether or not the proposal would result in an unacceptable loss of a community facility (Appeal A only).

change of use of a public house (sui generis) to a single dwellinghouse (C3)

Authority
East Hertfordshire District Council
Appeal type
other · Listed Building Consent & Conservation Area Consent Appeal
Procedure
Hearing
Development
residential · Change of use
Inspector
Bowyer J
Postcode
SG2 7LA

Main issues, as the Inspector framed them

  • whether or not the proposal would result in an unacceptable loss of a community facility (Appeal A only)
  • the effect of the proposal on the special interest and significance of the Grade II* listed building, 'The Bell Public House' (Appeals A and B)
  • the effect of the proposal on the character and appearance of the Benington Conservation Area (Appeals A and B)

What decided it

The limited public benefits of the proposal were insufficient to outweigh the unacceptable loss of a community facility and the less than substantial harm to the listed building and conservation area.

the limited public benefits (housing contribution, modest economic/social benefits, uncertain landscaping enhancement) were outweighed by the less than substantial harm to the listed building and conservation area and the unacceptable loss of a community facility

What the Inspector cited

Development plan policies
Policy CFLR8Policy HA1Policy HA4Policy HA7
National Planning Policy Framework
Paragraph 11
Judgments
R (Cherkley Campaign Ltd) v Mole Valley DC [2014] EWCA Civ 567; R (Coulthard and another) v Secretary of State for the Environment, Food and Rural Affairs [2025] EWCA Civ 1671

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 2026

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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.