Highover Lukes Lane Gubblecote Tring Hertfordshire HP23 4QQ

1. 1.The site is located within the open countryside, in a position with very poor accessibility to services, facilities and public transport. The surrounding road network comprises narrow, unlit rural lanes with no pedestrian infrastructure, and walking or cycling to nearby settlements would be impractical and unsafe. As a result, future occupiers would be heavily dependent on the private car for day to day needs. The proposal therefore represents new housing in an inherently unsustainable location, contrary to Policies CS1 and CS8 of the Dacorum Core Strategy (2013) and Paragraphs 83, 115 and 117 of the National Planning Policy Framework (2024), which collectively seek to promote sustainable patterns of development and prioritise opportunities for walking, cycling and public transport.
2. 2.The proposal would introduce five new dwellings into a rural area with limited existing built form, resulting in a significant adverse impact on the character, openness and appearance of the countryside. In the absence of detailed plans, the Local Planning Authority cannot be satisfied that the development would integrate with its surroundings or avoid visual harm, particularly given the visibility of the site from Lukes Lane and the adjacent public footpath, especially due to the extent of the red line boundary of the site. In addition, the development would lead to the permanent loss of an existing rural enterprise, thereby reducing employment opportunities and undermining the local rural economy. The proposal therefore conflicts with Policies CS7, CS11 and CS12 of the Dacorum Core Strategy (2013) and Chapter 12 of the National Planning Policy Framework (2024), which require development to respect rural character and support the vitality of the countryside.
3. 3.The application does not provide sufficient information to satisfy the council, as competent authority, that the proposed development will not adversely affect the integrity of the Chilterns Beechwoods Special Area for Conservation and there are no alternative solutions/mitigation or credible imperative reasons of overriding public interest why the proposed development should be permitted. In the absence of such information, and in the absence of an appropriate legal agreement to mitigate such adverse impact, the proposed development is contrary to policy CS26, the NPPF (2024), and the requirements of the Habitats Regulations 2017 and 2019.
4. 4.The LPA cannot be certain that the development would be delivered as self- build housing, and in the absence of a signed legal obligation, it is not known whether or not the requirements with respect to biodiversity net gain could be achieved in accordance with The Environment Act 2021. This application was supported by the following documents: 03 (Site Location Plan) (Planning Statement) 02 Proposed Site Layout (Site plans) Date of Decision Notice: 20th March 2026 Application Number: 25/03168/OUT

From the council's decision notice.

Postcode

HP23 4QQ

Application type

Outline Planning Permission

Scale / size

Small

Parish

Tring Rural Parish Council

Date validated

23 January 2026

Consultation expiry

6 March 2026

Neighbour consultation start

28 January 2026

Neighbour consultation end

18 February 2026

Last date for comments

6 March 2026

Agent

James Holmes Planning Ltd

Agent address

D-Lab 8-12 Clarence Road Depot Berkhamsted HP4 3AS United Kingdom

Site notice start

13 February 2026

Site notice end

6 March 2026

Planning Portal ID

PP-14592302

Documents

8

Constraints

20