Rose Cottage, Kentish Lane, Hatfield, AL9 6JP

Authority: Welwyn Hatfield
Appeal type: householder · Householder
Procedure: Written
Development: other
Postcode: AL9 6JP

Main issues, as the Inspector framed them

whether the proposal would comply with the relevant policies relating to development in the green belt
the effects on the character and appearance of the area
the effects on living conditions at the adjoining property, Cherry Tree Cottage

What decided it

The replacement building was materially larger than the original shed and the original was not of permanent and substantial construction, placing it outside the green belt replacement building exception, combined with substantial harm to openness and poor design quality.

The harm to the green belt by reason of inappropriateness and loss of openness, and harm to character and appearance, were not outweighed by any other considerations of significant weight, as no very special circumstances existed.

Plan policies cited: Policy SADM 34, Policy SP9, Policy SADM 11

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.

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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.
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