7 Betjeman Close, Harpenden, AL5 4XH

Authority: St Albans City Council
Appeal type: Planning
Procedure: Written
Development: residential
Postcode: AL5 4XH

Main issues, as the Inspector framed them

the effect of the proposal on character and appearance of the area
the effect on the living conditions of nearby properties, with particular regard to daylight

What decided it

The proposal would adversely affect the character and appearance of the area and would not provide sufficient evidence that it would not result in an unacceptable reduction in daylight to nearby properties.

Framework references: 135

Plan policies cited: Policy 69, Policy 70, Policy ESD1 of the Harpenden Neighbourhood Plan (2018)

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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.
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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.