51 Adeyfield Road, Hemel Hempstead, HP2 5DP

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on the living conditions of the occupants of neighbouring properties, with particular regard to privacy, outlook and noise
• the effect of the proposal on the integrity of the Chiltern Beechwoods Special Area of Conservation (SAC)
• whether the proposal would accord with the statutory provisions for biodiversity net gain (BNG)

What decided it

The likely significant effect on the integrity of the Chiltern Beechwoods SAC through increased recreational pressure, without an effective mechanism to secure mitigation contributions, provided a strong reason for refusal under paragraph 11 d) i of the Framework and Footnote 7, displacing the presumption in favour of sustainable development despite the housing land supply shortfall.

The benefits of delivering an additional home in a well-established residential area with good access to services, combined with the significant housing land supply shortfall (1.03 years), were outweighed by the harm to the character and appearance of the area, the failure to secure mitigation for the SAC, and non-compliance with statutory biodiversity net gain requirements.