Appeal 3285561
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
6 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
described as a second floor extension over existing first floor.
Section 02
Decision
The appeal is dismissed.
Section 03
Procedural Matter
Under Article 3(1) and Schedule 2, Part 1, Class AA of the Town and Country Planning (General Permitted Development) (England) Order 2015 as amended (the GPDO), planning permission is granted for the enlargement of a dwellinghouse consisting of the construction of additional storeys subject to limitations and conditions. [name].2(3)(a) requires that before beginning the development, the developer must apply to the Council for prior approval in relation to certain matters which include the external appearance of the dwelling.
Section 04
Main Issue
The main issue is whether the proposed second floor extension is permitted under Schedule 2, Part 1, Class AA of the GPDO, having regard to the external appearance of the dwelling.
Section 05
Reasons
The appeal property is a traditionally designed two storey dwelling. It fronts onto [address] and is set back slightly behind the highway. Given its proximity from the highway, it is readily visible within the street scene.
Neighbouring properties in the locality comprise a mix of single storey and two storey dwellings. Some of these also have second floor accommodation, however, these are within the roof space and when viewed from the street, these properties visually read as two storey dwellings.
The proposed development would add an additional storey to the existing dwelling. The eaves hight would be raised and a roof would also sit above this second story. While the numerical increase in hight may be moderate in comparison to the existing building, the proposed design would cause the appeal building to appear as a fully expressed three-storey building. This would in effect cause the appeal dwelling to visually appear taller with a substantially greater mass at second floor level.
While land levels vary within the locality, this increase in height would result in the appeal property protruding significantly above the adjacent and locally prevailing building heights. This would cause the appeal building to be an unsympathetic and disruptive feature, harmfully damaging the existing quality of the street scene. The introduction of tile hanging, in contrast to the light render finish would not be objectional by itself, however, it would draw additional attention to this increased massing further exacerbating the visual harm set out above.
Although landscaping has been suggested to screen the front of the property, this would take time to establish and there is no mechanism before me to ensure landscaping would be retained or survive in perpetuity.
As a result, the proposed development would unacceptably detract from the character and appearance of the area. The proposal would not accord with [name].2(3)(a)(ii) of the GDPO.
Section 06
Conclusion
For the reasons given above, the development is not permitted under the terms of the GDPO. Consequently, and having had regard to all other matters raised, the appeal should be dismissed.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 1630No official casework-database value to compare
- Extracted decision date · page 1
- 22 September 2022Matches the official casework database
- Extracted site visit dates
- 7 September 2022 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3285561
- Application reference
- 21/01130
- Lead case reference
- Not recorded
- Planning authority
- Dover District Council
- Planning authority code
- E07000108
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- 3. Refused prior approval of permitted development rights
- Appeal reason
- Refusal
- Type detail
- Planning Appeals - Full
- Jurisdiction
- Transferred
- Link status
- Not Linked
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- Not recorded
- Floor space
- 63 m²
- Number of residences
- 0
- Site in Green Belt
- No
- Agricultural holding
- No
- Affects setting of a listed building
- Not recorded
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 25 October 2021
- Valid date
- 25 October 2021
- Start date
- 2 December 2021
- Planning authority decision date
- 16 September 2021
- Appeal decision date
- 22 September 2022
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- No
- Bespoke
- No
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- No
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Horizon
- Dataset status
- Current release
- Catalogue record ID
- 20854
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:26
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21