Appeal 3303823

The appeal is allowed, and planning permission is granted for the conversion of existing roof space to habitable accommodation. New dormer window to side (south facing) roof slope, and rooflight to rear (east facing) roof at [site address] , Kimblewick [postcode] in accordance with the terms of the application, Ref 22/05250/FUL, dated 1 February 2022, and the plans submitted with it.

The development subject to this decision is complete and I was able to view the development when I attended my site visit.

The effect of the proposed development on the character and appearance of the existing dwelling and surrounding area.

3 [name] comprises a two-storey detached dwelling, set back from the highway with frontage parking. It is situated in a flat and relatively isolated position in the open countryside, characterised by large, open fields. The dormer has a flat roof with two windows and is located on the side of a rear projection of the dwelling facing the open fields.

There is no consistent character in the locality. However, there is a flat roof extension to a front elevation of a nearby dwelling.

The dormer is not visible from the road to the front of the property. The mass of the dormer is broken up by the installation of two windows. Whilst the dormer does have a flat roof, and this aspect would not strictly accord with the Householder Planning and [name] (the [name]), by virtue of the matching materials to the vertical sides of the dormer with the roof of the existing dwelling the dormer window does not appear unduly prominent or incongruous.

The neighbouring dwelling (approved under ref 20/05863/FUL) is not yet constructed. The proposed dormer window alters the appearance of the building such that the appearance of the two houses would differ. However, given its location this would not affect the relationship between the two dwellings.

The Appellant and Council have both drawn my attention to the refused Certificate of Lawful Development (ref 21/08437/CLP) for a dormer window of a similar design, size and position as the appeal before me. This was refused as the proposed window would have been openable and of clear glazing. Based on correspondence between both parties the size, mass and roof design would otherwise have accorded with Class B of the Town and Country Planning (General Permitted Development) (England) Order 2015 (GDPO). This is a significant material planning consideration in my determination of this appeal in terms of the overall visual appearance of the dormer.

Taking all the above into account, I conclude that the dormer does not harm the character or appearance of the existing dwelling or the surrounding area. Consequently, I find no conflict with Policies CP9, DM36, DM44 of the Wycombe District Local Plan 2019 (Local Plan), Policy KIM2 of the Great & Little Kimble- Cum-Marsh Neighbourhood Plan 2021 (Neighbourhood Plan) and the [name] or those principles of the National Planning Policy Framework (the Framework) that seek good design sympathetic to the local area.

The Council indicate they consider the rooflight does not harm the character or appearance of the dwelling. I see no reason to disagree.

As the development has been completed, it is not necessary to impose the standard time limit for commencement, neither is it necessary to require that it be carried out in accordance with any plans.

The Council have suggested a condition for the provision of ecological features. Having regard to the Framework and the Planning Practice Guide (PPG) I do not consider this mitigation is necessary bearing in mind the scale of development and the alternative position of an extension in accordance with the GDPO.