- Decision
- dismissed, 17 August 2026
- Decided by
- Planning Inspector: Timothy Parton
- Authority
- St Albans (East of England)
- Appeal reference
- 6007154
- Application reference
- 5/2025/1838
- Procedure
- written representations
- Development
- Demolition of a 1990s semi-detached house and construction of an enlarged replacement dwelling
- Site context
- inside settlement
- Green Belt
- No
- Framework applied
- December 2024 NPPF (transitional)
- Determinative policies
- St Albans LP Policy 69, St Albans LP Policy 70
- Development plan policies
- St Albans District Local Plan Review 1994 Policies 69, 70, Harpenden Neighbourhood Plan 2018 ESD1
- Main issues
- character; daylight
Summary
An enlarged replacement house in a 1990s cul-de-sac was refused. Extending forward and sideways removed a staggered layout that kept the frontages open, and the daylight report was unattributed and lacked a methodology (DL 6, 11-12). The letter is dated 17 Aug 2026 and cites the 2024 Framework.
What made the difference
The inadequate daylight evidence and the loss of a layout feature that gave the close its open character.
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| DP3 | conflict | loss of the staggered setback; conflicts with 2024 para 135 (DL 5-8) | |
| P3 | fail | unattributed daylight report with no methodology cannot show BRE compliance; 2024 para 135 (DL 10-14) |
Key facts
- Dated 17 Aug 2026 and cites the NPPF (2024) paragraph 135
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.