Appeal 3289494

The appeal is dismissed.

Amended plans were submitted following submission of the planning application the subject of this appeal but prior to its determination. Amendments included a reduction in the overall height of the development proposed, as well as the removal of two front roof-lights.

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 tall detached garage offset to the front. The garage is a large structure and has a single storey off-shoot to the rear, which is lower in height.

It is located in residential area characterised by the presence of a range of dwelling types, including bungalows, two storey detached, semi-detached and terraced houses.

The appeal property is located at the edge of the built-up area and lies adjacent to open countryside, close to a public footpath. There are a number of detached dwellings nearby to the appeal property and these are set back from the road, some behind large gardens.

This set-back, along with the presence of hedgerows, trees, gardens and the immediacy of the countryside affords the area a notably green and spacious character. The appeal property’s tall garage is the closest building to the road in this area and as such, it appears prominently from various viewpoints. However, the distinctive square shape of the main garage, with its pyramidal roof – which matches that of the host dwelling – and the low height of the off-shoot to the rear, means that it does not appear unduly dominant.

Whilst together the garage and off-shoot cover a relatively large footprint and the garage’s main roof extends to a significant height, the pyramidal shape of the roof allows for views around it to the greenery beyond, and the low height of the off-shoot means that only the relatively short length of the square main garage appears prominently from the main road. These features ensure that the garage appears ancillary to the host property.

The proposed development would result in significant increases to the height and volume of the garage. The square shape and pyramidal roof of the existing garage would be replaced by a long, tall structure, providing for accommodation at ground and first floor level. 10.I find that this would result in the creation of a building of such height and bulk that it would no longer appear subservient or ancillary to the host dwelling. Rather, its overall dimensions and design would afford it the scale and to some considerable degree, the general appearance of a detached dwelling, albeit “squeezed” close to the host property. 11.The harm arising from the above would be exacerbated as a result of the prominent siting of the proposed development adjacent to the road, above which it would tower, drawing the eye and dominating views. 12.In addition to the above, the design of the proposal is such that it would appear large and awkward when seen from the public domain. The proposed roof would not match the distinctive appearance of the pyramidal roof of the host property, but would introduce features, including a change in height and the “clipping” of the ends of the roof which would to some degree, lead it to jar with the appearance of the roof of the host property. This and the height and siting of the proposal would add to its visual intrusiveness. 13.Taking the above into account, I find that the proposed development would harm the character and appearance of the area, contrary to the National Planning Policy Framework and to DPD1 Policy DM29, which together amongst other things, seek to protect local character.