42 Manland Avenue, HARPENDEN, AL5 4RQ

single storey rear extension. Part two storey rear extension with alterations to existing hipped roof to mansard roof. Alterations to existing dormer roof to rear elevation. Alterations to single storey roof. Alterations to openings. Internal alterations, new rooflights

Authority: St Albans City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Marshall E

Main issues, as the Inspector framed them

The impact of the proposal upon the existing dwelling and the character and appearance of the street scene and locality
The residential amenity of neighbouring occupiers with regard to overbearing impact

What decided it

The proposed extension would reduce height closest to the neighbouring property's family room window compared to the existing extension, and would have extremely limited visibility in the street scene, thereby preserving character and appearance while not causing unacceptable overbearing impact.

Framework references: 135

Plan policies cited: Policy 69, Policy 72, Harpenden Neighbourhood Plan 2018 Policy ESD1

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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