# 7 Betjeman Close, Harpenden (enlarged replacement dwelling)

- **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
- **Tags:** tier-2, transitional, design-refusal, replacement-dwelling

## 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
- **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
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6007154
- https://appeal-planning-decision.service.gov.uk/published-document/882dd9e1-72c4-4c9f-831e-c339d31e5320

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6007154.html

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