263 Sharpenhoe Road, Streatley, LU3 3PP

two detached dwellings with associated access, parking, private gardens and landscaping

Authority: Central Bedfordshire Council
Appeal type: minor · Planning
Procedure: Written
Development: residential
Postcode: LU3 3PP

Main issues, as the Inspector framed them

Whether the appeal site is grey belt with particular reference to whether the Chilterns National Landscape provides a strong reason for refusing or restricting development
Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
The effect of the proposal on the openness of the Green Belt
Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The site's location within the Chilterns National Landscape, combined with the proposal's failure to conserve or enhance its special qualities and its conflict with the surrounding pattern of development, provides a strong reason for refusal that outweighs the benefits of housing delivery in the absence of a five-year supply.

The substantial harm to the Green Belt from inappropriateness and loss of openness, together with harm to the character and appearance of the Chilterns National Landscape, outweighed the limited economic benefits and housing contribution, such that very special circumstances were not established.

Framework references: 11, 143, 153, 154, 155, 189

Plan policies cited: Policy SP4, Policy HQ1, Policy HQ8, Policy EE7

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.