Appeal 3286978

The appeal is dismissed.

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 two storey semi-detached dwelling with a single storey attached garage to the side. It is located in a residential area, largely characterised by the presence of two storey semi-detached dwellings. [address] in this location is a relatively steep hill, such that there is a noticeable difference in levels between each dwelling.

Houses along [address] tend to be set back from the pavement behind short front gardens and/or parking areas and have longer gardens to the rear. Whilst development in the area is relatively dense, the short gardens and/or driveways, together with gaps between pairs of dwellings contribute to a sense of spaciousness.

In this regard, during my site visit, I observed that, whilst there tend to be single storey garages or fences attached to the side of dwellings close to neighbouring properties, the gaps above these at first floor level serve to provide important visual breaks between pairs of dwellings and in so doing, make a positive contribution to the area’s sense of spaciousness.

The proposed development would extend the appeal property to the side at first floor level. In so doing, the proposal would extend to within very close proximity of the side boundary with Number [address]. I find that this would result in a significant reduction to the size of the important gap at first floor level between Nos 42 and [address], to the detriment of the spacious attributes of the area.

In addition to this, whilst the proposal would be set back slightly from the front elevation, its overall size and bulk would be such that the addition would fail to appear as a subordinate addition to the host property, but rather, it would draw the eye as a prominent and unduly dominant addition.

In support of their case, the appellants refer to the presence of other extensions similar to that proposed, located nearby. Most notably, Number [address], a very short distance along the road from the appeal property was recently granted planning permission for a two storey side extension 1.

However, amongst other notable differences in design, the permitted development at No [address] to its neighbouring boundary as would the proposal the subject of this appeal and as such, would result in a different form of development. However, notwithstanding this, I have found that the proposed development would detract from the area’s identified attributes, leading to the decision below. 10.Taking all of the above into account, I consider that the proposal would harm the character and appearance of the area, contrary to the National Planning Policy Framework and to Local Plan2 Policies LLP1, LLP19 and LLP25 which together amongst other things, seek to protect local character.