Waggon and Horses, Pepper Hill, Great Amwell, Hertfordshire, SG12 9RQ

Authority: East Hertfordshire District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: other · Other minor developments
Inspector: Sylvester G

Main issues, as the Inspector framed them

Whether the development is inappropriate in the Green Belt having regard to any relevant development plan policies and the National Planning Policy Framework
The effect of the development on the openness of the Green Belt
The effect of the development on the character and appearance of the area
Whether the development has caused the loss of a community facility
If the development is inappropriate in the Green Belt, whether the harm by reason of inappropriateness and openness, and any other harm, is clearly outweighed by other considerations so as to amount to the 'very special circumstances' required to justify it

What decided it

The appeal development is inappropriate development in the Green Belt causing harm to openness, and the economic and social benefits do not clearly outweigh the substantial weight attaching to Green Belt harm, so very special circumstances do not exist.

Framework references: 11, 143, 154, 155

Plan policies cited: Policy GBR1, Policy DES4, Policy CFLR8, Policy ED2

Read the decision letter on the Inspectorate’s site

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.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.