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Dismissed20 February 20243329538

Abbey Court, Holywell Hill, St Albans, Hertfordshire, AL1 1HA

Planning appeal 3329538 at Abbey Court, Holywell Hill, St Albans, Hertfordshire, AL1 1HA (St Albans City Council) was dismissed on 20 February 2024 by Inspector O'Connor H, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the area, having regard to the significance of the St Albans Conservation Area and nearby listed buildings.

the construction of a single storey roof extension to form 2no. residential apartments (Class C3), alterations to the building façade and associated works

Authority
St Albans City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
O'Connor H
Postcode
AL1 1HA

Main issues, as the Inspector framed them

  • The effect of the proposal on the character and appearance of the area, having regard to the significance of the St Albans Conservation Area and nearby listed buildings

What decided it

The less than substantial harm to multiple designated heritage assets, particularly the Grade II* listed buildings, could not be justified by the public benefits of providing two new apartments, given the great weight that must be afforded to the conservation of these important assets.

The significant benefits of housing delivery and efficient use of airspace were outweighed by the great weight given to the harm to designated heritage assets, particularly Grade II* listed buildings, resulting in conflict with heritage protection policies that provided a clear reason for refusal under paragraph 11d) of the Framework

What the Inspector cited

Development plan policies
Policy 70Policy 85Policy 86
National Planning Policy Framework
Paragraph 11Paragraph 70Paragraph 124Paragraph 135Paragraph 205Paragraph 208

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in St Albans City Council

The authority’s record since 2016 · every decision in 2024

  1. Dismissed25 September 20266009808
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  2. Dismissed22 September 20266013802
    33 Oakfield Road, Harpenden, AL52NP
  3. Invalid17 September 20266008247
    18 Manland Way, Harpenden, AL5 4QS
  4. Planning permission granted15 September 20263311314
    Land at Former Butterfly World, Miriam Lane, St. Albans, Hertfordshire, AL2 3NY
  5. Notice upheld15 September 20263311308
    Land at Former Butterfly World, Miriam Lane, St. Albans, Hertfordshire, AL2 3NY

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.