Appeal 3272653

The appeal is allowed and planning permission is granted for development described as insertion of dormer windows to allow light into existing roof space and light over existing stairwell to loft at [site address] in accordance with the terms of the application, [name]/2021/0125, dated 27 January 2021, 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: PL03 Revision 01, PL04, PL05, PL06, PL07, PL09, PL10, PL11 and PL14.

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

The Government published on 20 July 2021 a revised version of the National Planning Policy Framework (the Framework). Accordingly, and in light of the reference made to the previous iteration of the Framework within the submitted evidence, the parties have been provided with a further opportunity to make submissions in respect of the publication. In this respect, I am mindful that neither the appellant nor the Council have made any further submissions regarding the revised Framework. However, in light of this re-consultation, I am satisfied that any references made to the revised Framework within this decision would not be unreasonable to the parties nor prejudice their case in relation to the appeal.

The main issue is the effect of the proposed development on the character and appearance of the host property and the surrounding area.

The appeal site is in a residential area which is made up of a variety of building designs; sizes and scales that utilise a wide palette of materials. This has given rise to a mixed appearance and somewhat evolved character. The appeal building comprises a large modern detached house, set back a modest distance from the Road.

The appeal building is of more recent construction than others and contains some individual design elements, including an internal balcony, that are not characteristic of properties in the area. It therefore already has some anomalous value in the street scene, reflecting the varied feel to the area Indeed dormer windows are not a common feature in the area either. That said, the proposed dormers would be contextually small and placed symmetrically within the front facing roof slope. They would be proportionate in scale, well contained and, in the context of other past additions to the building, not overly significant in terms of additional mass. They would thus not represent over development of the building.

With this in mind, the proposed development would not result in the introduction of overly prominent or discordant features within the street scene. As a result, they would not be out of keeping with the area or ham its character or appearance. As such, the appeal scheme would be in accordance with Policies BE1 and BE2 of the Telford & Wrekin Local Plan 2011 - 2031. These policies require, amongst other things, that alterations and extensions should not be disproportionate in size to the existing building and should respect the character of an area. They are consistent with the Framework which, amongst other matters, requires developments to be sympathetic to local character and add to the overall quality of the area.

I have imposed conditions pertaining to the timescale for commencement of development and approved plans for clarity, certainty and enforcement. In the interests of a good quality contextually appropriate outcome I have required the materials to be used to match the appeal building.

There are no relevant material considerations that indicate the application should be determined other than in accordance with the development plan. For the reasons given above, I therefore conclude that the appeal should be allowed subject to the conditions set out.