202 Radlett Road, Frogmore, St Albans, AL2 2EN

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework 2024 and relevant development plan policies
• The effect of the proposal on the openness and purposes of the Green Belt
• The effect of the proposal on trees, biodiversity, highway safety and the effect of the proposed development on the living conditions of the occupiers of 4 Acer Close, with particular reference to daylight, sunlight and outlook
• 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 is not in a sustainable location as demonstrated by the below-average Connectivity Tool score and lack of safe pedestrian access to services and facilities, making the proposal inappropriate development in the Green Belt that cannot be justified by very special circumstances.

The limited housing supply and short-term economic benefits do not clearly outweigh the substantial harm to the Green Belt through inappropriateness, moderate harm to openness, significant harm to highway safety, moderate harm to residential amenity, and potential significant harm to trees and protected species.