Green Belt Planning Appeal Two Storey Side and Front Extension East Herts Council

Описание: Our clients, had their planning application in the Green Belt refused by East Herts District Council for a two-storey side extension with a partial front extension at their property.

The application also included the demolition and rebuilding of their porch, a car port beneath the extension, and changes to the external materials of the home. The Council refused permission on the basis that the development was considered inappropriate within the Green Belt and would result in a harmful loss of openness.

They concluded that no very special circumstances had been demonstrated to justify the development.

Concerned but determined, the homeowners contacted HEAL Planning and booked a free, no-obligation consultation with one of our specialist appeal assessment officers. During the consultation, we carefully reviewed the Council’s refusal and confirmed that there was a strong case for appeal.

We followed up with a full written proposal so the clients could make an informed decision before proceeding. Confident in our assessment, they chose to go ahead, and we submitted the appeal to the Planning Inspectorate, the national body that oversees planning appeals in England.

The Planning Inspector visited the site on the 9th of April and issued their decision on the 30th of May. After thoroughly reviewing the facts, the Inspector allowed the appeal in full and granted planning permission for the development.

Crucially, the Inspector disagreed with the Council’s claim that the extension was inappropriate development in the Green Belt. They determined that the proposed additions represented a modest 30.7% increase in floor space and a 29.4% increase in footprint when compared to the original dwelling. This fell well within what is generally considered proportionate under national planning guidance.
The Inspector also clarified that several outbuildings cited by the Council—such as a garden room located over 20 metres from the house—should not be considered as part of the dwelling when assessing proportionality, as they were clearly detached and functioned as standalone garden structures.

As a result, the Inspector found that the proposal did not constitute inappropriate development and that no very special circumstances were required. They also noted that the extension would not harm the openness of the Green Belt or the purposes of including the land within it.

The decision included reasonable planning conditions, such as requiring matching materials, obscure glazing to protect neighbour privacy, and robust tree protection measures due to the presence of trees on site. All of these were agreed to by the appellant. In summary, the Inspector concluded that the proposed development complied fully with both the National Planning Policy Framework and local planning policy, and the appeal was allowed.

This appeal highlights how expert analysis, careful interpretation of Green Belt policy, and a robust response to flawed refusal reasons can lead to a successful outcome. It also shows the value of understanding what counts as a proportionate extension and why local precedent and planning law matter. Most importantly, it all began with a free consultation—giving our clients the clarity they needed to move forward with confidence.

If you’ve had your planning application refused—whether it’s due to Green Belt restrictions, design concerns, or other local planning policies—get in touch with HEAL Planning. We are one of the UK’s leading planning appeal specialists, and we create bespoke appeal strategies tailored to your specific case and refusal reasons.

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