# 44A Sauncey Avenue, Harpenden (replacement dwelling)

- **Decision:** allowed, 1 September 2026
- **Decided by:** Planning Inspector: Chris Couper
- **Authority:** St Albans (East of England)
- **Appeal reference:** 6008441
- **Application reference:** 5/2025/1696
- **Procedure:** written-representations
- **Development:** Demolition of 3-bed house and construction of 4-bed replacement dwelling with garden outbuilding (non-determination)
- **Homes:** 1
- **Site context:** inside-settlement, conservation-area
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** P3, DM6
- **Development plan policies:** St Albans Local Plan Review 1994 Policies 69, 70, Harpenden NP 2018-2033 H2, ESD1, ESD2, emerging Local Plan SP12, DES1, DES5
- **Main issues:** living conditions of neighbours
- **Tags:** tier-2, living-conditions, non-determination, self-build, bng-exemption, transitional-no-consultation

## Summary
A replacement four-bed house in Harpenden was allowed after the council failed to decide it within the statutory period. The inspector found no harm to the outlook of the neighbouring house because of the proposal's setback and low-eaves side profile (DL ¶9-10). The decision cites Framework P3 on noise and light (DL ¶16), and DM6 on conditions (DL ¶18).

## What made the difference
The deepest projection is single-storey and the roof slopes away from No 46, whose main outlook is down its own garden (DL ¶9-10). The self-build BNG exemption survived because the application was made before 6 Aug 2026 (DL ¶22).

## Policy findings
- **P3: pass.** no harmful overbearing, privacy or light-pollution effect on No 46 (DL 8-16)
- **DM6: accord.** pre-commencement conditions avoided unless clearly justified; construction management plan justified; PD-removal condition refused per PPG (DL 18-26)

## Key facts
- Adjacent to Harpenden Conservation Area; no harm to its setting (DL 4)
- Framework: "no material differences" from the superseded version on this issue (DL 5)
- BNG self-build exemption still applied because the application predated 6 Aug 2026; self-build condition imposed (DL 22)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6008441
- https://appeal-planning-decision.service.gov.uk/published-document/ac65ee29-f53a-4709-bc96-09b5d8733546

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6008441.html

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