7 Hay Street, Braughing, WARE, Hertfordshire, SG11 2RJ

a two storey and first floor rear extension. Two front dormers. Recladding with shiplap. Rear terrace, external steps and fencing. Replacement windows and doors. New ground floor side door and new front windows added to porch

Authority: East Hertfordshire District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: McHugh I

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the appeal property and the surrounding area
The effect on the living conditions of the occupants of neighbouring property, with particular regard to outlook, natural light and privacy

What decided it

The overall scale of the extensions was excessive and unacceptably harmful to the dwelling and its surroundings, and the proposal would have an unacceptably harmful effect on the living conditions of neighbouring occupants through dominance, oppression and overlooking.

Plan policies cited: Policy DES4, Policy HOU11, Policy 2 of the Braughing Area Neighbourhood Plan

Read the decision letter on the Inspectorate’s site

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What an account adds

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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.

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