Appeal 3272003

The appeal is allowed and planning permission is granted for a single storey extension to form a granny annexe at [site address] , Northamptonshire [postcode] in accordance with the terms of the application, Ref 20/00543/HHA, dated 3 December 2020, subject to the following

The development hereby permitted shall begin not later than 3 years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the following approved plans: 2020/12/1, 2020/12/2A

The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

The description of development in the heading above has been taken from the planning application form. It was confirmed by the appellant that this description has changed to ‘a single storey extension to form granny annexe’. It is on the basis of this amended description that the Council determined the application and I shall determine the appeal on the same basis.

The main issue in this appeal is the effect of the proposed development on the host property and local area.

[address] is a suburban residential road which in the vicinity of the appeal property, No 10, is characterised by flat fronted, gable ended detached houses. The spacious lay out of these houses in combination with their open front gardens and mature trees in the background creates an attractive residential environment.

In keeping with No 12, the appeal property has an integral flat roofed garage that occupies the space between the side of the house and the side boundary. The proposed development would be set in from the side boundary by a metre (m) and extend beyond the rear elevation of the main house by 8.8m to create an ‘L’ shaped dwelling at ground floor level. In views from the street, the approximate doubling in length of the single storey side element of the dwelling would be largely screened from view by the adjacent flank wall of the house at No 12.

The use of a pitched roof to the extension would add scale and bulk. However, it would match the roof on the two storey part of the house and would be in proportion to it. Moreover, sufficient open space would remain at first floor level separating No 10 from No 12 for the spacious pattern of development that characterises this part of the Avenue to be retained.

Taking all these matters into account, I therefore conclude that the proposed extension would be subservient to the house and complement its character and appearance and that of the area in compliance with policy 8 of the [name]. This policy requires the protection of the character and appearance of a locality through high quality design that respects local design features.

The long length of the extension would project beyond the rear elevation of No

However, given the staggered layout of housing along this part of the Avenue, which has resulted in No 12 being set further back than No 10, it would not project so far to the rear as to harmfully enclose the outlook from the rear of No 12 or harmfully reduce levels of natural light.

For the reasons given above, the appeal should be allowed. For the avoidance of doubt, and in the interests of proper planning, development needs to be carried out in accordance with the approved plans. In order that the extension complements the house the external materials used in its construction need to match. I have required these matters by condition.