PLANNING COMMENT FOR APPLICATION REF:  5/2025/2367

Liz Thompson

23 Briar Road 
St Albans 
Herts
AL4 9TH

Object to Proposal

This application cannot be properly assessed in isolation due to the exceptionally confusing and fragmented planning history associated with this site. There have been multiple, overlapping applications submitted in a short period of time, including applications 5/2025/1515 and 5/2025/1462, as well as planning application 5/2025/2224 (and 5/2025/2142), all of which are subject to significant local concern and an ongoing “call-in” request. It is entirely unclear how this latest Certificate of Lawfulness application relates to those submissions, or how it fits into the applicant’s overall intentions for the site.

Of particular concern is the fact that a Certificate of Lawfulness for the attic dormer has already been refused. That refusal clearly stated that the development exceeded the permitted development allowance by more than 50 cubic metres and therefore failed to comply with Class B of Part 1, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015. No clear justification has been provided as to how this new submission overcomes that refusal, nor how the works could now be considered lawful.

The application is also described as “proposed” development, yet works have already been carried out on site, and evidence of this has been submitted in previous objections (photos are available if required). The dormer structure has been constructed and the original extension demolished, meaning the description submitted does not accurately reflect the current situation. This raises serious concerns about the validity of the application and whether it is, in effect, a retrospective attempt to regularise unauthorised development.

The cumulative impact of the various applications at this address has not been properly addressed, although it is now mentioned in the refusal of 5/2025/2142. There has been a refusal of a new four-bedroom dwelling in the rear garden, which was submitted under a different name, alongside the subdivision of the garden into separate parcels of land. The Certificate of Lawfulness application does not explain how parking, access, or land use would function if these elements were pursued together.

Parking is a particular concern. Any attempt to provide on-site parking for the altered dwelling in this application would require a dropped kerb, which would push other vehicles currently parked in the road towards an already dangerous corner of Briar Road. This would exacerbate existing highway safety issues and increase on-street parking pressure in an area where parking is already constrained and traffic is heavy due to this being a cut-through.

In addition, I have not received any notification regarding this application, and I presume that my neighbours have not either. This is concerning given the planning history at this address and the level of local concern. The piecemeal submission of multiple applications, some retrospective and some proposed, creates an unreasonable burden on neighbouring residents who are expected to repeatedly comment/object without ever being presented with a clear, comprehensive picture of what is intended for the site as a whole. This approach undermines transparency and meaningful public consultation.

For these reasons, I respectfully request that the Council refuses this Certificate of Lawfulness application, or alternatively requires the applicant to submit a single, comprehensive and accurate proposal that clearly sets out the full extent of development at 38 Briar Road and explains how it relates to all previous and current applications, including those subject to the ongoing call-in.