®Planning appeal decision
91-93 Victoria Street, St. Albans, AL1 3TJ
Planning appeal 3330789 at 91-93 Victoria Street, St. Albans, AL1 3TJ (St Albans City Council) was dismissed on 20 June 2024 by Inspector Smith J, by written representations. The main issue, as the Inspector framed it: The effect that variation of Condition 2 would have on the external appearance of the building, with particular regard to whether the amended design would preserve or enhance the character or appearance of the St Albans Conservation Area.
demolition of existing two storey commercial building to create a three storey mixed commercial and residential development, comprising 14 self-contained flats with associated access and landscaping without complying with a condition attached to planning permission Ref 5/21/2731, dated 4/11/2022
- Authority
- St Albans City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Other minor developments
- Inspector
- Smith J
- Postcode
- AL1 3TJ
Main issues, as the Inspector framed them
- The effect that variation of Condition 2 would have on the external appearance of the building, with particular regard to whether the amended design would preserve or enhance the character or appearance of the St Albans Conservation Area
What decided it
The reduced scale of the squints and change in window frame materials would significantly undermine the design quality and articulation of the approved scheme, failing to preserve or enhance the character and appearance of the Conservation Area, and this harm could not be outweighed by the housing and commercial benefits given that construction was already well underway.
The harm to the significance of the Conservation Area, to which considerable importance and weight was attached under section 72(1), was not outweighed by the contribution to housing supply and provision of a modern commercial unit, particularly as there was no clear indication that delivery of additional housing or commercial floorspace was at risk
What the Inspector cited
- Development plan policies
- Policy 69Policy 70Policy 85
- National Planning Policy Framework
- Paragraph 140
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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.