Appeal 3285105

The appeal is allowed. Planning permission is granted for extension to and conversion of front of roof from hip to gable end and 4 side dormers at [site address] in accordance with the terms of the application Ref 39228/APP/2021/2920 dated 26 July 2021 subject to the following conditions:

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

The development hereby permitted shall be carried out in strict accordance with the following approved plans: 1137-1 REV. A, 1137-2, 1137-25, 1137-26 REV. A, 1137-27 REV. A, 1137-28, 1137-3 REV. C & 1137-5 REV. B.

The external surfaces of the extensions hereby permitted shall match those used in the construction of the existing dwelling.

The extensions hereby permitted shall not be occupied until the windows within the dormers have been fitted with obscured glazing, and no part of those windows that are less than 1.7 metres above the floor of the room in which they are installed shall be capable of being opened. Details of the type of obscured glazing shall be submitted to and approved in writing by the local planning authority before the windows are installed and once installed the obscured glazing shall be retained thereafter.

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

The property sits within an established residential area closely to the north of the A40 where properties nearby on The Chase and [address], in the main, comprise of bungalows.

The bungalows exhibit real variation in design and materials. Some incorporate hipped roofs while other roofs incorporate gable features. Many of the properties appear to have undergone extensions and there are many examples of dormer windows having been provided to the side roof slopes of dwellings. Many of the dwellings retain a traditional appearance, while others have undergone extensive modernisations. Within this context, the provision of a gable end at the front of the property would not be problematic.

The west facing front elevation would undoubtably take on a more modern appearance as a result of the introduction of upper-level recessed glazing.

However, this feature would nonetheless be neat and well balanced and such approaches in the immediate area are not without precedent, with similarly positioned glazing in evidence close by at No. [address]. Whilst balconies do not appear to be a common existing feature, that proposed would only be modest in size and would be recessed beneath the roofline which would assist in limiting its visual impact.

The dormer windows proposed would not over-dominate the roof slopes nor add any unacceptable additional bulk or massing. This is because they would be broken up into four separate features, set down from the ridgeline, set well up from the eaves and set well back from the most publicly visible front west facing elevation. They would therefore remain subordinate to the host dwelling.

There would therefore be no adverse impact on the character or appearance of the area. The proposal would subsequently accord with Policy BE1 of the [name] (2012) and policies DMHB11, DMHB12 and DMHD 1 of the Hillingdon Development Management Policies (2020) (DMP). Amongst other things these policies require proposals of good design, that are appropriate to the character of an area and which are subordinate to the host dwelling.

In relation to roof extensions Section E of Policy DMHD 1 of the DMP states that roof extensions should be located on the rear elevation only. This guidance has limited applicability to this dwelling which does not incorporate a rear roof slope.

Neighbouring occupiers have expressed concerns in relation to privacy. I noted on my site visit that the window within the north facing side elevation of No. 68 The Chase was clearly visible in any event from the access path to the front door of the host dwelling.

I also observed the openings on the southern elevation of No.72 The Chase. However, the inclusion of obscure glazing to the windows will mean that there would be no opportunity for any significantly harmful overlooking from the dormer windows towards the neighbouring dwellings.

Planning permission is granted subject to the standard three-year time limit. Matching materials are required in the interests of the character and appearance of the area. It is necessary that the development be carried out in accordance with the approved plans for the avoidance of doubt and in the interests of certainty.

A condition is necessary to protect the living conditions of neighbouring occupiers to secure suitable obscure glazing as indicated on the plans to the dormers prior to occupation of the parts of the dwelling that they would serve.

There are no indications that a decision should be made otherwise than in accordance with the development plan. The appeal should therefore be allowed.