Appeal 3279589

The appeal is allowed and planning permission is granted for formation of loft conversion with dormer window and velux roof lights with associated internal alterations at [site address] in accordance with the terms of the application, Ref 21/00789/HOUSE, dated 31 March 2021, subject to the following conditions:

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: Drawing no. 03 E.

The tiles to be used in the construction of the dormer window hereby permitted shall match those on the roof of the existing dwelling.

An application for costs was made by [name] against West Berkshire Council. This application is the subject of a separate decision.

The main issues are the effects of the proposed dormer window on the character and appearance of the host dwelling and the local street scene.

The appeal relates to a modern two-storey, detached house which lies at the end of a short private cul-de-sac serving three other properties off [address]. The dwelling is orientated gable-on to the [address] and it is set back behind dense roadside planting which creates an effective screen from the [address] throughout the year, even when the trees are not in leaf.

The proposed dormer window would be constructed using plain tiles to match the existing roof and zinc cladding with vertical standing seams on the walls. It would be positioned almost centrally within the roof slope on the southern side elevation. The structure would be set away from the roof edges and eaves, and it would sit below the main ridge. This would ensure that the dormer reads as a subordinate and proportionate addition to the roof. It would not imbalance the front elevation of the property, as has been suggested by the Council.

The Council’s Supplementary Planning Guidance: ‘[name] (2004) states that dormer windows should not be used to increase floorspace within the dwelling. However, that is not the purpose of the appeal scheme which has been designed to achieve headroom above the staircase to comply with the Building Regulations. This would create a larger volume than traditional gabled dormers, examples of which are seen elsewhere in [address]. Nevertheless, the scale of the new dormer would not be unduly dominant and its appearance would be acceptable. The discreet position of the dwelling behind landscaping means that public visibility would be limited to a short stretch of [address] from where the development would be viewed at a distance. The street scene of the [address] would be unaffected.

The Council has recently granted permission1 for a dormer window at 4 [address] Cottages which lies two doors away to the north. The approved design resulted from negotiation and has very strong similarities to the appeal scheme. That dormer will be considerably more prominent in comparison to the one being proposed at [site address] . The Council’s decision for No 4, which was made in the context of the same development plan policy and guidance, is a material consideration to which I have attached significant weight.

I conclude that the proposed dormer would harmonise with the character and appearance of the host dwelling and it would not cause any material harm to the local street scene. There would be compliance with Policies CS14 and CS19 of the [name] 2006-2026 insofar as these seek high quality design that responds to local character.

To provide certainty, I have attached a condition specifying the approved plan. I have also imposed a condition requiring the use of matching roof tiles, to secure harmonious architectural treatment.

For the reasons given above I conclude that the appeal should be allowed.