# 11 Kingswood Avenue, Hitchin

- **Decision:** allowed, 3 September 2026
- **Decided by:** Planning Inspector: MG Garrard
- **Authority:** North Hertfordshire (East of England)
- **Appeal reference:** 6008022
- **Application reference:** 26/00109/FP
- **Procedure:** written-representations
- **Development:** Replacement of semi-detached house with a detached self-build house
- **Homes:** 1
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** S3(1)(c), DP3
- **Development plan policies:** North Hertfordshire Local Plan 2011-2031 D1, D2, SP9
- **Main issues:** character and appearance, BNG self-build exemption
- **Tags:** tier-2, s3-1-c-accord, self-build, bng-self-build-exemption, parties-consulted-on-2026-framework

## Summary
A detached replacement for a semi-detached house in Hitchin was allowed. The street had lost its uniformity through alterations, and the plot sat next to a gap by a substation. The inspector asked for a mechanism to secure the claimed BNG self-build exemption, and an executed UU was then supplied. The scheme accorded with the plan and DP3, so S3(1)(c) required approval "without delay" (DL ¶19).

## What made the difference
The inspector asked the appellant for the self-build UU during the appeal. Without it, the BNG exemption would have failed for lack of certainty (DL ¶12-13). This case uses the S3(1)(c) plan-compliance route rather than S4.

## Policy findings
- **DP3: pass.** follows building line and roofline; varied street scene near substation gap (DL 6-10)
- **S3(1)(c): pass.** accords with up-to-date plan and Framework so approved without delay (DL 19)

## Key facts
- Executed UU (19 Aug 2026) securing self-build, so the BNG self-build exemption applied (DL 3, 13)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6008022
- https://appeal-planning-decision.service.gov.uk/published-document/b14af7b7-57a4-496e-a9b9-a0c1f424b38b

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6008022.html

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