Land off Holwell Road, Pirton, Hertfordshire

The development proposed is the erection of up to 99 dwellings with public open space,landscaping and sustainable drainage system (SuDS) and vehicular access point fromHolwell Road, with all matters reserved except for means of access

In the light of the reasons for refusal of the planning application and of the SCG, I consider the main issue in the appeal to be whether the site would be suitable for the proposed development, having regard to national and local policy on the provision of rural housing, and in particular to:

 The site’s location outside the designated settlement boundary;

 The effect on the character and appearance of the area;

 The use of best and most versatile agricultural land;

 The site’s accessibility to services and facilities.