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Dismissed28 March 20223272162

Verulam Angling Centre, 219 Hatfield Road, St. Albans, AL1 4SY

Planning appeal 3272162 at Verulam Angling Centre, 219 Hatfield Road, St. Albans, AL1 4SY (St Albans City Council) was dismissed on 28 March 2022 by Inspector Fallon R, by written representations. The main issue, as the Inspector framed it: the effect of the development on the character and amenity of the area, with particular regard to the storage of bins.

described on the application form as “Redevelopment and extension of a ground floor retail unit to create a smaller retail unit and a new 1- bedroom dwelling with a separate access

Authority
St Albans City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Fallon R
Postcode
AL1 4SY

Main issues, as the Inspector framed them

  • the effect of the development on the character and amenity of the area, with particular regard to the storage of bins
  • the living conditions of future occupiers of the proposed dwelling, with particular regard to defensible space, privacy and outlook

What decided it

The harm to the character and amenity of the area caused by the inadequate bin storage arrangement, which would result in bins being left on the public footway, outweighed the limited housing benefits in the planning balance.

Although the presumption in favour of sustainable development applied due to the Council's five-year housing land supply shortfall, the limited economic and social benefits of the small development were significantly and demonstrably outweighed by the adverse impacts on character and amenity.

What the Inspector cited

Development plan policies
Policy 11Policy 70
National Planning Policy Framework
Paragraph 110Paragraph 112Paragraph 126Paragraph 130Paragraph 134Paragraph 219
Judgments
Bernard Wheatcroft Ltd v Secretary of State for the Environment and Harborough District Council [1980]

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.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2022

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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.