Harper House Harper Lane, Shenley, Radlett, WD7 7HU

single storey rear orangery-style extension

Authority: St Albans City Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Manchester S

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
The effect of the proposal on the openness of the Green Belt
Whether the proposal would preserve a Grade II listed building, Harper House, and any of the features of special architectural or historic interest that it possesses
Whether any harm by reason of inappropriateness or other harm would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the proposal

What decided it

The proposal would be inappropriate development in the Green Belt with no very special circumstances to justify it, and would fail to preserve the special interest of the Grade II listed building, with the heritage harm not outweighed by private benefits.

Framework references: 154, 212, 213, 215

Plan policies cited: saved policy 1, saved policy 13, saved policy 86

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.