28 Gainsborough Avenue St Albans Hertfordshire AL1 4NL

1. 1.The proposed dwellings, by reason of their overall height and bulk in relation to the established development in the locality, would appear unduly prominent within the street scene. The combined scale and massing would result in a visually dominant and incongruous form of development that fails to preserve or enhance the character and appearance of the Conservation Area. The proposal is therefore contrary to Policy 69, 70 and 85 of the St Albans District Plan Review 1994 and inconsistent with the aims of Policy SP11, HE1, SP12, DES1 of the St Albans Draft Local Plan 2041 - Main Modifications Publication and the National Planning Policy Framework.
2. 2.IIn the absence of vehicle tracking diagrams and confirmation that the existing redundant vehicular crossover would be closed and the footpath reinstated, insufficient information has been submitted to enable the Local Planning Authority to assess the proposal. It has not been demonstrated that the proposed development would have an acceptable impact on highway safety or that the off-street parking spaces would be accessible and capable of providing an adequate level of parking provision. The proposal would not comply with Policy 34, 39, 40, of the St Albans District Local Plan 1994 and is inconsistent with the aims of policies, SP8, TRA1, TRA4 of the St Albans Draft Local Plan 2041 - Main Modifications Publication and the National Planning Policy Framework.
3. 3.By reason of the height and bulk of 'Unit 1', together with its proximity to the boundary, and in the absence of information to the contrary, it has not been demonstrated that the dwelling would not significantly and unacceptably worsen the amount of daylight available to the ground floor side facing opening at No.26 Gainsborough Avenue, to the detriment of the residential amenities of the occupiers of that property. The proposal would therefore not comply with Policy 70 of the St. Albans District Local Plan Review 1994 and would be inconsistent with the aims of policies SP12, DES5 of the St Albans Draft Local Plan 2041 - Main Modifications Publication and the National Planning Policy Framework.
4. 4.Due to the lack of consistent information, insufficient information has been submitted to enable the Local Planning Authority to assess the application against the Biodiversity Net Gain objective, contrary to the aims of Schedule 7A of the Town and Country Planning Act 1990, SP10, NEB 6 of the St Albans Draft Local Plan 2041 - Main Modifications Publication and the National Planning Policy Framework. THIS IS AN IMPORTANT DOCUMENT AND IS LIKELY TO BE REQUIRED WHEN YOU COME TO SELL YOUR PROPERTY. YOU ARE ADVISED TO KEEP IT WITH YOUR TITLE DEEDS. Ref No. 5/25/2359 DC.4 Christine Traill Strategic Director – Community and Place Delivery Dated 13/05/2026 St Albans City & District Council

From the council's decision notice.

Postcode

AL1 4NL

Scale / size

Small

Consultation expiry

14 March 2026

Applicant

Private applicant

Agent

Ver Architecture