163 Verulam Road, st albans, hertfordshire, AL3 4DW

minor internal alterations and the replacement of modern rear additions

Authority: St Albans City Council
Appeal type: other · Listed Building Consent & Conservation Area Consent Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Bowyer J

Main issues, as the Inspector framed them

The effect of the proposal on the special interest of the Grade II listed building, 163 Verulam Road, and any of the features of special architectural or historic interest that it possesses as well as whether or not the proposal would preserve or enhance the character or appearance of the St Albans Conservation Area
The effect of the proposal on the living conditions of the occupiers of 161 Verulam Road in respect of outlook and light

What decided it

The proposal would cause significant harm to the special interest of the listed building and the character and appearance of the conservation area, and would cause unacceptable harm to the living conditions of neighbouring occupiers, with insufficient public benefits to outweigh these harms.

Framework references: 11

Plan policies cited: Saved Policy 85, Saved Policy 86, Saved Policy 72

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.

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