Appeal 3303296

The appeal is dismissed.

The development proposed was amended during the course of the planning application. I have therefore used the description of development from the appeal form as it more accurately describes the proposal before me.

I note a further planning application in relation to this site has been submitted to the Council. No details of this have been provided to me and I have determined this appeal on its own merits.

For the avoidance of doubt, references to the ‘side’ and ‘rear’ elevations are as labelled on the plans submitted with this appeal.

The main issue is the effect of the development on the character and appearance of the surrounding area.

The appeal site is an end terrace property occupying a prominent corner position on [address]. The housing in immediate proximity to the appeal site has a distinctive character, with consistent materials, staggered terraces, variations in roof height and both front and back gardens facing directly onto the street. The appeal property is a compact 1-bed property with access taken from the side elevation, and a garden to the rear elevation which is clearly visible along [address]. The front elevation, which faces onto [address], provides the access to [address].

The appeal proposal is for a relatively modest two-storey extension which would wrap around the corner of the appeal property. It has been designed to reflect the roof pitch of the existing property, would have a lower ridge line and the projection towards [address] on the side elevation would be the same width as the existing porch. However, the area’s layout is such that the extension would appear prominent and not subservient to the original dwelling from both [address] and [address]. This would be due to its width along the rear elevation to [address] and position forward of both the side and rear elevations as it wraps around the existing dwelling towards [address]. It would appear as a large, poorly related addition to the dwelling.

There is a degree of ‘randomness’ to the layout of the wider area which I acknowledge. However, this site is in a particularly prominent position due to its corner location and there is a general sense of openness around the site due to the positioning of the surrounding dwellings. As a result, for the reasons above, the appeal proposal would appear incongruous in the street scene and would harm the character and appearance of the area.

In relation to the main matter, the proposed development would not complement the style of the dwelling and the surrounding area, contrary to Liverpool Local Plan adopted January 2022 Policy H8 which seeks to ensure that extensions are of a high quality design.

For the reasons given above, the appeal proposal would conflict with the development plan as a whole. There are no material considerations of sufficient weight to indicate that a decision should be taken otherwise than in accordance with the development plan. Therefore, the appeal is dismissed.