Appeal 6005258

The appeal is dismissed.

The revised National Planning Policy Framework was published in December 2025 but does not raise any new matters which affect the assessment of this appeal scheme.

It is considered that the main issue is the effect of the proposed development on the character and appearance of the streetscene.

The appeal property is a semi-detached bungalow fronting [address]. Either side of the property are pairs of bungalows (Nos. 2 to 16). Although there are variations in their design, these bungalows possess gable similar roof forms. Located on the opposite side of the road is a primary school. Other than the school, the surrounding area is characterised by bungalows and 2-storey dwellings some of which have been altered, including the erection of dormer extensions within the front and rear roofslopes of bungalows. Examples of such near-by roof extensions to bungalows have been identified by the appellants and were observed during the site visit, particularly those fronting [address].

The proposed development includes the erection of 2 dormer windows with gable roofs within the front roofslope of the property. By reason of their size and siting within the roofslope and above ground floor openings, the proposed dormers would appear subservient in scale to the property’s roofslope. The use of external materials matching the host property would assist with assimilating the appeal scheme into the roofslope itself.

However, as identified by the council, there is a consistency in the roofscape of the bungalows fronting this part of [address] (Nos. 2 to 16). The bungalows possess simple gable roof forms with their front roofslopes facing towards the road. The topography of the area results in these bungalows being at a lower level than the road which accentuates the positive appearance of the roofs within the streetscene.

The consistency and positive contribution of the bungalows’ roofscape to the streetscene along this part of [address] would be significantly disrupted by the erection of the proposed development. This visual disruption would result in unacceptable harm to the character and appearance of the streetscene. The altered roofslopes of the other bungalows identified by the appellants do not form part of the streetscene along [address].

The existence a Certificate of Lawful Development for the erection of dormer windows within the rear roofslope of the property (Ref 5/2025/1926) does not alter the judgement which has been reached.

Accordingly, and for the reasons given, it is concluded that the proposed development would cause unacceptable harm to the character and appearance of the streetscene and, as such, it would also conflict with Policies 69 and 72 of the St Albans District Local Plan Review and Policies ESD1 and ESD2 of the Harpenden Neighbourhood Plan. Amongst other matters, these policies require development, including extensions, to be of a high standard of design taking into account its context and the character and appearance of the street. Accordingly, it is concluded that this appeal should be dismissed.