Town Planner Pro
Free trial
Search appeal decisions

Planning appeal decision

Dismissed17 April 20266003975

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

Planning appeal 6003975 at Waggon and Horses, Pepper Hill, Great Amwell, Hertfordshire, SG12 9RQ (East Hertfordshire District Council) was dismissed on 17 April 2026 by Inspector Sylvester G, by written representations. The main issue, as the Inspector framed it: Whether the development is inappropriate in the Green Belt having regard to any relevant development plan policies and the National Planning Policy Framework.

Single storey rear extension and detached building providing bin store

Authority
East Hertfordshire District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
other · Other minor developments
Inspector
Sylvester G
Postcode
SG12 9RQ

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.

What the Inspector cited

Development plan policies
Policy GBR1Policy DES4Policy CFLR8Policy ED2
National Planning Policy Framework
Paragraph 11Paragraph 143Paragraph 154Paragraph 155

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.

See how each was applied

The decision letter

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

54 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision
An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter
Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.
Searching the full text of appeal decision letters in the app
Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.
Start your free trial

More decisions in East Hertfordshire District Council

The authority’s record since 2016 · every decision in 2026

  1. Allowed28 October 20266008487
    The Ranch House, Amwell Hill, Great Amwell, Ware, SG12 9QZ
  2. Allowed14 October 20266012750
    23 Bishops Road, Tewin Wood, Tewin, AL6 0NP
  3. Dismissed28 September 20266006224
    Land Near Fanshawes Ware Park, Ware, SG12 0DX
  4. Dismissed25 September 20266006716
    Little Orchard, London Road, Spellbrook, Hertfordshire, CM23 4BA
  5. Notice upheld3 July 20263342403
    Brookfield Farm Barns, West End Road, Wormley West End, Broxbourne, Hertfordshire, EN10 7QN

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.