29 Oakfield Road, HARPENDEN, Hertfordshire, AL5 2NW

erection of bungalow to the rear of the existing dwelling

Authority: St Albans City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Bell-Williamson J

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the appeal site and the surrounding area

What decided it

The material harm to the character and appearance of the appeal site and surrounding area caused by the proposed dwelling being materially smaller than characteristic properties in the area, which would be readily apparent from the public realm, outweighed the limited housing benefits in circumstances where the presumption in favour of sustainable development applied.

The significant shortfalls in housing supply and delivery were given considerable weight, but the material harm to character and appearance and conflict with the development plan and Framework's design requirements were given significant weight and outweighed the benefits of a single dwelling

Framework references: 11, 76, 77, 135, 226

Plan policies cited: Policy 69, Policy 70, 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.

The judgement stays yours. The tool gathers the material and dates it.