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Dismissed23 March 20223276216

Land Adjacent 1 Watford Road, St Albans, Hertfordshire, Al1 2AA

Planning appeal 3276216 at Land Adjacent 1 Watford Road, St Albans, Hertfordshire, Al1 2AA (St Albans City Council) was dismissed on 23 March 2022 by Inspector Sargent J, by written representations. The main issue, as the Inspector framed it: Whether the development would fail to preserve the settings of adjacent listed buildings and whether it would fail to preserve the character or appearance of the St Albans Conservation Area, causing harm to the significance of these assets.

the erection of 4 apartments with associated landscaping and parking

Authority
St Albans City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Sargent J
Postcode
AL1 2AA

Main issues, as the Inspector framed them

  • Whether the development would fail to preserve the settings of adjacent listed buildings and whether it would fail to preserve the character or appearance of the St Albans Conservation Area, causing harm to the significance of these assets
  • Whether it has been shown the scheme would not harm any archaeological remains on the site

What decided it

The less than substantial harm to the significance of the conservation area, St Stephen's House, the Barn, and potential archaeological remains could not be outweighed by the public benefits of housing delivery and economic benefits, particularly given that heritage assets are an irreplaceable resource.

The less than substantial harm to the conservation area, listed buildings and archaeological remains was weighed against the public benefits of housing delivery in a sustainable location and economic benefits; the harm outweighed the benefits.

What the Inspector cited

Development plan policies
Policy 69Policy 70Policy 74Policy 85Policy 86
National Planning Policy Framework
Paragraph 219Paragraph 202Paragraph 11

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 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.