12, Avenue St Nicholas, Harpenden, AL5 2BX

front and rear dormers to facilitate use of roof space to provide further bedroom with en-suite

Authority: St Albans City Council
Appeal type: householder · Householder
Procedure: Written
Development: residential
Postcode: AL5 2BX

Main issues, as the Inspector framed them

Whether the proposed development would preserve or enhance the character or appearance of the Harpenden Conservation Area, including its effect on the significance of the appeal dwelling as a non-designated heritage asset

What decided it

The scale, mass and design of the proposed dormers would harm the significance of the non-designated heritage asset and fail to preserve or enhance the character and appearance of the conservation area, with no public benefits sufficient to outweigh this harm.

Framework references: 216

Plan policies cited: Policy 69, Policy 72, Policy 85, Policy ESD1, Policy ESD2

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.

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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.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.