45 Robbery Bottom Lane, WELWYN, AL6 0UL

Authority: Welwyn Hatfield Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Graham A

Main issues, as the Inspector framed them

The impact of the proposals upon the character and appearance of the area and the living conditions of occupiers of the garage conversion

What decided it

The harm to the character and appearance of the area caused by converting the ancillary garage into a dwelling-like structure without adequate space, separation, or landscaping substantially outweighed the acceptable living conditions that would be provided to occupiers.

Plan policies cited: Policy D2, Policy D1

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
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