61 Frobisher Road, ST. ALBANS, AL1 5AH

61 Frobisher Road, ST. ALBANS, AL1 5AH — St Albans City Council — Appeal Decision Site visit made on 11 January 2022 by Peter White BA(Hons) MA DipTP MRTPI an Inspector appointed by the Secretary of State Decision date: 10th February 2022 Appeal Ref: APP/B1930/W/21/3281056 61 Frobisher Road, St Albans AL1 5AH • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mr and Mrs D Mansfield against the decision of St Albans City & District Council. • The application Ref 5/21/0873, dated 28 February 2021, was refused by notice dated 10 June 2021. • The development proposed is new two bed detached house Decision 1. The appeal is dismissed. Main Issue 2. The main issue is the effect of the proposed development on the character and appearance of the area. Reasons 3. Part of a semi-detached pair of houses with 160 Hill End Lane, the appeal site at 61 Frobisher Road is situated on the corner of Hill End Lane and Frobisher Road, opposite the entrance to Highfield Park. While the house’s front elevation faces Hill End Lane, it is accessed from Frobisher Road. 4.

61 Frobisher Road, ST. ALBANS, AL1 5AH — St Albans City Council — Appeal Decision The row of semi-detached dwellings on Hill End Lane display a uniformity of design with broad frontages, consistent spacing between buildings, and a similar palette of materials. There are no examples of detached dwellings in the immediate vicinity of the appeal site, but at the time of my site visit I noted two new detached dwellings further north at 138A and 144A Hill End Lane. Those new dwellings have broad frontages and incorporate similar design features to the semi-detached houses adjacent to them. 5. On the eastern side of Hill End Lane, a substantial hedge runs the entire length of the road, with Highfield Park beyond. This green edge creates a sense of enclosure which affords greater prominence to the houses on the western side of the road, including the appeal site. 6. At corner plots along Frobisher Road, houses and gardens are set back from the road behind diagonal grass corners and landscaped spaces with street trees. The appeal site’s existing driveway crosses this space, giving it an https://www.gov.uk/planning-inspectorate

61 Frobisher Road, ST. ALBANS, AL1 5AH — St Albans City Council — Appeal Decision Appeal Decision APP/B1930/W/21/3281056 irregular shape and setting the existing dwelling back significantly from Frobisher Road. This sense of spaciousness, in contrast with the large street trees on the opposite corner, also makes the appeal site prominent in the street scene. 7. The proposed dwelling would follow the established building line along Hill End Lane and would be built of similar materials to existing dwellings. Although the gap between the existing and proposed dwellings would be slightly narrower than others in the area, it would not be cramped. The significant depth of the adjacent landscaped verge and corner on this side of Frobisher Road mean the development would not result in the loss of the spacious openness characteristic of this location or result in an unduly urban appearance. 8. However, the width of the proposed dwelling is uncharacteristically narrow, and its depth and form would result in a substantial gable end and a shallow roof distinctly different from other development in the area. Given the position of the appeal site, this difference from the general pattern of development locally would be visually obtrusive within the wider street scene. 9.

61 Frobisher Road, ST. ALBANS, AL1 5AH — St Albans City Council — Appeal Decision The appellant refers to another development at 31 Furse Avenue, which at the time of my visit was under construction. That dwelling is a significant distance from the appeal site in an area of different character and is not located at a road junction. The approval of a dwelling of similar design in that location is therefore not comparable to this appeal. 10. I conclude that the proposed development would be harmful to the character and appearance of the area. It would therefore be contrary to the City and District of St Albans District Local Plan Review (1994) Policies 69 and 70, which relate to the design and layout of new housing, and to Section 12 of the National Planning Policy Framework (the Framework) which seeks well designed places. 11. The main parties agree that the Council cannot demonstrate a five-year housing land supply. However, no specific data has been submitted regarding the extent of the shortfall. Notwithstanding this, paragraph 11(d) of the Framework therefore applies. 12. In favour of the development, there would be economic benefits in the construction of a dwelling and spending at local companies. Furthermore, the appeal site is in an accessible location, close to amenities and services.

61 Frobisher Road, ST. ALBANS, AL1 5AH — St Albans City Council — Appeal Decision The Framework acknowledges the contribution small and medium sized sites can make in meeting housing requirements, but the proposed development for a single dwelling would only make a very marginal contribution towards addressing the shortfall. Similarly, only very limited weight can be given to the extent to which this development would prevent development of Green Belt land elsewhere. Together these benefits attract limited weight in favour of the development. 13. However, weighing the harm identified above and the benefits, I consider the adverse impacts in relation to the character and appearance of the proposed dwelling would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole. https://www.gov.uk/planning-inspectorate 2

61 Frobisher Road, ST. ALBANS, AL1 5AH — St Albans City Council — Appeal Decision Appeal Decision APP/B1930/W/21/3281056 Other Matters 14. I note the appellant’s expectation that the proposed development would be approved by the Council. However, this is a matter between the appellant and the Council. It does not alter my findings in this appeal. 15. Concerns have been also expressed by interested parties about parking, the extent of development, and the living conditions of neighbouring occupiers. As I am dismissing this appeal for other reasons, I have not dealt with these matters further. Conclusion 16. For the above reasons, having regard to the development plan as a whole, the approach in the Framework, and all other relevant considerations, the appeal is dismissed.

61 Frobisher Road, ST. ALBANS, AL1 5AH — St Albans City Council — Peter White INSPECTOR https://www.gov.uk/planning-inspectorate 3