Appeal 3276965

The appeal is allowed and planning permission is granted for single-storey extension to side elevation to form enlarged kitchen and lounge area at [site address] in accordance with the terms of the application, Ref 21/00374/FUL, dated 1 March 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: Location Plan; Block Plan; Existing and [name] and Elevations.

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 unless otherwise agreed in writing by the Local Planning Authority.

No windows or other openings shall be constructed in the rear elevation (as so labelled on the Existing and [name] and Elevations drawing) of the extension hereby permitted.

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

[address] is lined with a variety of dwellings of differing appearance in a suburban residential environment. On the opposite side of the road to the appeal site, dwellings are generally of small scale, which combined with the topography, affords views across their roofs, making them recessive in the street scene and creating a spacious and open character.

The site side of the road is more enclosed, dwellings being generally closer to the highway, with some of larger scale. While built attached to No.[address], the appeal site is a corner plot with a different appearance, facing [address]. It has a relatively long front garden. The proposal would bring the side elevation practically up to the site boundary with [address], and closer than a similarly sited dwelling at the nearby [address] and [address] junction.

Nevertheless, the presence of the front garden area would maintain a spaciousness about the plot. The dwelling would be seen in three-dimensions with a clear primary relationship to [address]. As such, the proposal would not have a discordant or dominating effect, such as may result from extensions to a front elevation. A window would avoid the presence of a plain, oppressive wall in the street scene.

Importantly, with regard to the features that contribute to the spaciousness of [address], the overall character and appearance of the area would not be harmed. There would, therefore, be no conflict with the aims of LP Policy DEV20 of the Plymouth and South West Devon Joint Local Plan that seek to ensure development contributes positively to the townscape, protecting and improving the quality of the built environment.

The extension would be close to the boundary with No.36. There are established off-site trees in the front garden of the neighbouring dwelling that may be disturbed during construction works, including through alterations to the soil conditions. However, there is no substantive evidence that such harm would arise. In any case, these trees to not make a fundamental contribution to the overall character and appearance of the area, so potential effects on them are of little weight in my decision.

Clear-glass ground floor front windows at No.36 are some distance from the boundary and so the proposal would not harm the outlook of this neighbour. As an otherwise open frontage to the street would be retained, I find no harm to living conditions, including in combination with other extensions at the appeal site.

Nevertheless, a condition should be used to prevent windows being inserted into the wall facing No.36, to protect privacy. A plans condition is required in the interests of certainty, and a condition requiring materials to match the existing dwelling is required in the interests of the character and appearance of the area.

With regard to the above, I conclude that the appeal should be allowed.