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Dismissed16 August 20213250011

Courtyard Rear of 34 - 36 High Street, Harlow, CM17 0DW

Planning appeal 3250011 at Courtyard Rear of 34 - 36 High Street, Harlow, CM17 0DW (Harlow District Council) was dismissed on 16 August 2021 by Inspector Cooper W, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area, including its effect on protected trees.

existing back addition to be converted to form a residential studio flat and extended over to form additional flat

Authority
Harlow District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Cooper W
Postcode
CM17 0DW

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the area, including its effect on protected trees
  • The proposal's effect on the living conditions of residents at the rear of Nos 34-36 High Street, with particular regard to light, outlook and privacy
  • Whether proposed parking provision would be sufficient

What decided it

The substantial harm to character and appearance through the oppressive 'tunnel effect' and excessive risk to protected trees, combined with unacceptable harm to living conditions through loss of privacy and outlook, outweighed the limited benefit of two entry-level residential units on brownfield land.

The limited socio-economic benefit of two one-bedroom entry-level flats on brownfield urban land did not outweigh the totality of harm to character and appearance, protected trees, and living conditions of existing residents.

What the Inspector cited

Development plan policies
Policy PL1Policy PL7Policy PL2Policy IN3Design Principle DG47Design Principle DG30

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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More decisions in Harlow

The authority’s record since 2016 · every decision in 2021

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.