Land adjacent Stanbridge, Kinsbourne Green Lane, Harpdenden, Herts, AL5 3PH

a detached 2 storey dwelling with rooms in the roof, with linked garage and gym room. New crossover

Authority: St Albans City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Worley E

Main issues, as the Inspector framed them

Whether the proposal is inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
The effect of the proposed development on highway safety

What decided it

The inability to provide the required visibility splay for the new access entirely within the applicant's or highway authority's control, creating significant and unresolvable harm to highway safety.

The benefits of housing delivery and economic benefits during construction were outweighed by the significant harm to highway safety, such that the adverse impacts significantly and demonstrably outweighed the benefits when assessed against the Framework taken as a whole.

Framework references: 149, 11

Plan policies cited: Policy 1 of the St Albans District Local Plan Review 1994, Policy 34 of the St Albans District Local 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.