Appeal 3292441

The appeal is allowed, and planning permission is granted for a 2 storey side extension with link to existing annex at [site address] , [address], Whiston [postcode] in accordance with the terms of the application, [name]/2021/0729, dated 9 November 2021, subject to 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 approved plans: a. Plans as proposed – drawing no: AL(0)100, [name], Oct 2020 b. Elevations as proposed – drawing no: AL(0)101, [name], Oct 2020

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

The appeal site is a detached stone dwelling set back from the highway by a long private driveway and sat within generously sized grounds. The site is located within open countryside and the surrounding area is rural agricultural land.

The extension would be set down from the ridge and in from the front of the host dwelling. It would also be inset from the rear. The overall width would be proportionate. In these regards, the appeal scheme would comply with the Council’s adopted [name] (2018).

These features would provide a clear distinction and visual break between the host dwelling and the proposed extension, resulting in the development being seen as subordinate. The use of matching construction materials, including fenestration, would contribute to the development being seen as a natural extension to the host dwelling rather than an incongruous new feature within the street scene.

The proposed link extension between the annex and the main building would appear discrete due to the close proximity of the two buildings and their orientation. Views would also be screened by the agricultural outbuildings located adjacent to the main dwelling. The additional floorspace created by the link would be minimal. Taken together with the external materials to match the host dwelling, the proposal would relate well to the host dwelling.

The proposed alterations to the annex building, which would include roof improvements, would be modest. As the annex building is already present, it would not create additional floorspace or bulk to the main dwelling and would remain subordinate. In addition, views of the annex building are partially screened by a row of mature evergreen trees and the adjacent agricultural outbuildings.

For the reasons given above, the proposed development would not harm the character or appearance of the host dwelling or the surrounding area. As such, it would comply with Policies SS10 and DC1 of the Staffordshire Moorlands Local Plan (2020), which seek to ensure extensions are appropriate in scale and design and are not detrimental to the character of the area. The proposal also accords with the [name] (SPD) (2018), and the [name] for Development in the [name] (SPG), which seek to ensure extensions are subordinate to the main building.

In addition, the proposal would adhere with the National Planning Policy Framework (para 130), which emphasises the importance of securing good design and states that development should respond to local character and add to the overall qualities of the area.

I have imposed the standard time condition for certainty and the approved plans for enforcement purposes. In order to ensure a suitable quality external appearance, I have required that the external materials to be used match the dwelling.

The appeal scheme complies with the development plan for the reasons I have set out. The appeal should therefore be allowed.