®Planning appeal decision
Rosemary Cottage, 126 High Street, Northchurch, Berkhamsted, Hertfordshire, HP4 3QS
Planning appeal 3278634 at Rosemary Cottage, 126 High Street, Northchurch, Berkhamsted, Hertfordshire, HP4 3QS (Dacorum Borough Council) was dismissed on 22 February 2022 by Inspector O'Doherty A, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the settings of a Grade II listed building (Rosemary Cottage) and the Northchurch Conservation Area.
two pairs of semi-detached houses
- Authority
- Dacorum Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- O'Doherty A
- Postcode
- HP4 3QS
Main issues, as the Inspector framed them
- the effect of the proposal on the settings of a Grade II listed building (Rosemary Cottage) and the Northchurch Conservation Area
- the character and appearance of the area, with particular reference to the proposed parking layout
- the living conditions of the occupiers of neighbouring properties, with particular regard to outlook
- highway safety
What decided it
The less than substantial but considerable harm to the significance of Rosemary Cottage and the Northchurch Conservation Area, combined with unacceptable harm to character and appearance, living conditions and highway safety, was not outweighed by the moderate public benefits of providing 4 dwellings, and paragraph 11(d)(i) of the Framework provided a clear reason for refusal.
The moderate benefits of housing delivery and economic contribution were outweighed by the substantial harms to heritage assets, character and appearance, living conditions and highway safety, with the heritage harm providing a clear reason for refusal under paragraph 11(d)(i) of the Framework.
What the Inspector cited
- Development plan policies
- Policy CS27Policy CS11Policy CS12Policy CS8Appendix 5Appendix 3
- National Planning Policy Framework
- Paragraph 11Paragraph 130
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 appliedThe decision letter
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With an account
What an account adds to this decision
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The authority’s record since 2016 · every decision in 2022
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- Dismissed2 October 20266011489Plot HD587047 of Lot B2A, Upper Bourne End Lane, Hemel Hempstead, HP1 2RR
- Dismissed13 July 2026600572287 Chambersbury Lane, Hemel Hempstead, HP3 8BD
- Dismissed22 April 2026600393963 Dunlin Road, Hemel Hempstead, Hertfordshire, HP2 6LY
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.