Appeal 3285434

The appeal is allowed and planning permission is granted for a two storey side extension and single storey rear extension at [site address] in accordance with the terms of the application Ref 21/00853/FULHH, dated 16 June 2021 and in accordance with the following conditions:

The development hereby permitted shall begin not later than three years from the date of this decision;

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 development hereby permitted shall be carried out in accordance with the following approved plan: LN0274 PL_0-01;

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

The appeal property is a detached two storey dwelling with a single storey attached garage to the side. It is located at the corner of [address] and [address] on a comfortable garden plot.

The appeal property is situated in a residential area, largely characterised by the presence of modern detached and semi-detached two storey dwellings.

Houses in the area tend to be set back from the pavement behind short front gardens and/or parking areas and have larger gardens to the rear. The presence of gardens and hedgerows and that of gaps between dwellings and pairs of dwellings, combines to create a significant sense of greenery and spaciousness.

Further to the above, the use of common building materials, including similar bricks, tiles and render, combines with the regular set-back of dwellings and the presence of open front garden areas, to afford the area a strong and attractive sense of uniformity.

The proposed development would extend the appeal property to the side and rear. It would do so in a manner that would retain the existing gap between the dwelling and its closest neighbour, Number [address].

The proposal would replace the existing garage with a two storey gable feature. I find that this would add visual interest to the dwelling and as a relatively narrow and modest addition, it would appear subservient to the host property.

Notably, this element of the proposal would sit no further forward than the existing ground floor element of the appeal property and as such, it would continue to sit behind and respect the existing build-line in relation to Nos 1 and [address]. 10.I note earlier that the appeal property sits within a comfortable garden plot and I consider that the proposed development would appear in keeping with the spaciousness of its immediate and wider setting. 11.In the above regard, Nos 1 and [address] form a pair of semi-detached dwellings and as such, have a different built-form to the appeal property. Consequently, the prevailing pattern of development in respect of this run of three dwellings is not one where houses are identical. However, the proposed development respects those distinctive elements of uniformity shared by the three dwellings, including common materials, the established set-backs, open front garden areas and tiled porch roofs, and would appear in keeping with its surroundings. 12.Taking all of the above into account, I find that the proposal would not harm the character and appearance of the area and would not be contrary to the National Planning Policy Framework or to Local Plan1 Policies LLP1, LLP19 and LLP25 which together amongst other things, seek to protect local character.