32 King Harry Lane, ST. ALBANS, AL3 4AU

the refurbishment and the extension of the existing dwelling house providing 9 apartments and a single coach house and associated car parking

Authority: St Albans City Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Parsons J

Main issues, as the Inspector framed them

the effect of the proposal on the character or appearance of the St Albans Conservation Area
the effect of the proposal on the significance of a non-designated heritage asset (32 King Harry Lane)
the effect of the proposal on the setting of a Scheduled Monument
the living conditions of the residents of the new apartments and 1 The Ramparts, having regard to outlook and privacy

What decided it

The less than substantial harm to the character and appearance of the Conservation Area and the setting of the Scheduled Monument, which would not be outweighed by the modest public benefits of housing delivery.

The modest public benefits from housing delivery and infrastructure contributions would not outweigh the less than substantial harm to the designated heritage assets (Conservation Area and Scheduled Monument), which carries considerable importance and weight.

Framework references: 202, 57, 11

Plan policies cited: Policy 85, Policy 87, Policy 109, Policy 70, Policy 143B

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.