19 Hill Street, ST. ALBANS, AL3 4QS

Single storey side extension with glazed link (resubmission following refusal of 5/2020/1474 dated 30/10/2020)

Authority: St Albans City Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Pinto A

Main issues, as the Inspector framed them

the effects of the proposed development on existing protected trees
whether the proposed works would preserve the Grade II Listed Building, 'Pryton Lodge', and any features of special architectural or historic interest that it possesses

What decided it

The proposal would fail to preserve the special interest of the Grade II listed building Pryton Lodge by significantly altering its historic north elevation and changing the visual relationship between the building and its plot, with insufficient public benefits to justify this harm under paragraph 202 of the NPPF.

Framework references: 199, 200, 202, 197

Plan policies cited: Policy 74 of the St Albans District Plan Review (1994)

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.