Appeal 3276940

The appeal is allowed and planning permission is granted for a single storey front extension at [site address] , [site address] , [site address] [postcode] in accordance with the terms of the application Ref 66161 dated 22 December 2020, subject to the following conditions:

The development hereby permitted shall be begun within three years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the approved drawing 20-AH-02 [name].

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

An application for costs was made by [name] against [site address] Council. This application is the subject of a separate Decision.

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

The appeal property is a detached bungalow located in a predominantly residential area characterised by a mix of bungalows and two-storey dwellings. Whilst there is some overall uniformity to the area in that properties front towards, but are set back from, the road, there is a mix of house types and some variety of detailing. I saw that a number of properties in the area have been extended, including at the front or to side elevations that face a road. The appeal property is prominently located on an open corner with [address] and the cul-de-sac [address]. The properties opposite on [address] are detached dwellings and [address] comprises mostly semi-detached bungalows arranged on a staggered building line. However, the appeal property and the one on the facing corner are the only detached bungalows in [address] and both have gable frontages. Hence they do not share the same uniformity of design as the rest of [address].

The proposed extension would provide a dining area to the kitchen. It would project out from the front elevation of the property by approximately 2 metres and be about 3.2 metres wide across the front. I do not have plans before me, but I am led to understand the proposed extension would not project out as far as the front extension approved by the Council at [address], which is located towards the far end of the cul-de-sac.

The pitched roof of the extension would match the shape and pitch of the roof of the host dwelling and would be set much lower down so as to appear subservient. The eaves would be aligned with the existing eaves line, and the design detailing would include barge boards and brickwork to match the host dwelling. As a result, I find the extension would be modest in size and its design would complement the host dwelling.

The location of the extension farthest away from the corner with [address], the staggard building line of [address] and the detached nature of the property combine to ensure that the proposed extension would not be an unduly intrusive addition to [address] or to the street scene of [address]. On my visit I saw that the proposed extension would not be dissimilar to other pitched roof front extensions that have been added to other bungalows in the vicinity, particularly along [address]. Consequently, the design and format of the proposed extension would not be an incongruous feature in the surrounding area.

I find the proposed extension would not significantly diminish or harm the character and appearance of the property or the surrounding area. [name] find no conflict with the Core Strategy1 Policy CSP1, which seeks to ensure new development is well designed to respect the character of the area and contribute positively. It would also accord with design guidance for extensions in the Council’s Supplementary Planning Document “Urban Design Guidance”.

I do not consider that allowing the appeal would set a precedent as it would not stop the Council from dealing with other proposals on their individual merits, as is evident from the various approved extensions I have been directed to look at.

For the reasons given above I conclude that the appeal should succeed and planning permission should be granted, subject to conditions that are necessary in the interests of certainty and safeguarding the character and appearance of the area.