Appeal 3314253
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
6 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
replacement of existing garage to include pitched roof.
Section 02
Decision
The appeal is dismissed.
Section 03
Procedural Matters
The Council changed the description of development from that stated on the application form in the interests of clarity. I consider that the amended description accurately describes the appeal scheme and accordingly I have adopted the amended description in the heading above.
Section 04
Main Issue
The main issue in this appeal is the effect of the proposed development on the character of the area of the conservation area.
Section 05
Reasons
The site is a semi-detached property on the corner of [address] and [address] with a large detached flat roof garage fronting [address]. The site is within a predominantly residential area within the [site address] Conservation Area. In accordance with the statutory duty imposed by section 72(1) of the Planning (Listed Building and Conservation Areas) Act 1990; I am required to have special regard to the effect of the proposed development on the character or appearance of the area.
The Conservation Area in the vicinity of the appeal site is characterised by properties of varying forms, however uniformity in terms garages with flat roof design is evident.
The Appellant has drawn my attention to properties in the area with garages which have a pitched roof. Notwithstanding this I note that the harmony of design in terms of flat roof, modest garages is retained by the majority of the properties.
The pitched roof garage on this prominent corner would be out of keeping with the area in general.
Paragraph 199 of the National Planning Policy Framework (2021) (the Framework) states that great weight should be given to the conservation of a designated heritage asset when considering the impact of a proposal on such an asset. This is irrespective of the level of harm.
The proposed development would be an unsympathetic addition to the area. On this basis I conclude that the proposed development would diminish unacceptably the character and appearance of the conservation area.
There is conflict with Policies D1 and D2 of the Welwyn Hatfield District Plan (2005) and Policies SP9 and SADM15 of the Welwyn Hatfield Borough Council - Draft Local Plan Proposed Submission August 2016 which seek amongst other things to ensure development is of high standard of design responding positively to the character and context of the historic area.
There is conflict with the Council’s Supplementary Design Guidance which seeks to ensure developments harmonise with the existing building and area.
There is conflict with the National Planning Policy Framework (2021) which seeks amongst other things to ensure developments are of good design appropriate and sympathetic to their surroundings and that the historic environment is protected.
Section 06
Conclusion
For the above reasons I conclude that this appeal should be dismissed.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 126No official casework-database value to compare
- Extracted decision date · page 1
- 13 February 2023Matches the official casework database
- Extracted site visit dates
- 30 January 2023 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3314253
- Application reference
- 6/2022/2056/HOUSE
- Lead case reference
- Not recorded
- Planning authority
- Welwyn Hatfield Council
- Planning authority code
- E07000241
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- 1. Refused planning permission
- Appeal reason
- Refusal
- Type detail
- Unknown
- Jurisdiction
- Transferred
- Link status
- Not Linked
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- Not recorded
- Floor space
- 39 m²
- Number of residences
- 0
- Site in Green Belt
- No
- Agricultural holding
- No
- Affects setting of a listed building
- Not recorded
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 4 January 2023
- Valid date
- 6 January 2023
- Start date
- 13 January 2023
- Planning authority decision date
- 30 November 2022
- Appeal decision date
- 13 February 2023
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- No
- Bespoke
- No
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- Not recorded
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Horizon
- Dataset status
- Current release
- Catalogue record ID
- 28100
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:26
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21