Appeal 3307660
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
4 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
a two storey extension to rear of dwelling.
Section 02
Decision
The appeal is dismissed.
Section 03
Main Issue
The main issue in this case is the effect of the development on the living conditions of neighbours, with regards to outlook and privacy.
Section 04
Reasons
The appeal property is a modern detached two storey dwelling. It is located within a residential area characterised by the presence of modern detached two storey dwellings of brick and tile construction.
The appeal property is set well back from the road, behind a front garden and a semi-detached garage and driveway. It has a modest garden to the rear.
During my site visit, I observed that the rear gardens of houses along [address] tend to back onto the rear gardens of dwellings on [address]. Due to the modest size and juxtaposition of properties, there is scope for the overlooking of neighbouring gardens from the rear elevations of dwellings along [address] and [address].
I also noted during my site visit that the presence of garden fences and planting combines with existing distances between rear elevations to limit significant harm arising in respect of privacy.
Further to the above, the siting of the appeal property and its immediate neighbour, Number [address], is such that both houses angle slightly towards each other to the rear.
The proposed development would extend the appeal property to the rear, at two storey height, across its full width. As a result, the proposal would project to the rear at a considerable height and in extremely close proximity to the rear elevation of No 2.
I find that the proximity of the proposal, when combined with its projection and height, along with the juxtaposition of the two dwellings as referred to above, would result in it appearing to “loom” above the shared rear boundary to an overbearing degree. This would to the significant detriment of the outlook of neighbouring occupiers of No 2. 10.In addition to the above, the proposal would result in first floor windows looking down over the rear gardens of Number [address] and Number [address] from a dominant position. The height and close proximity of these windows would result in scope for actual and perceived overlooking and this would be to the detriment of the privacy of neighbours. 11.Taking all of the above into account, I find that the proposed development would harm the living conditions of neighbours with regards to outlook and privacy, contrary to the National Planning Policy Framework; to Local Plan1 policies QE6 and QE7; and to the [address] Extensions Supplementary Planning Document (2021), which together amongst other things, seek to protect residential amenity.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 601No official casework-database value to compare
- Extracted decision date · page 1
- 13 February 2023Matches the official casework database
- Extracted site visit dates
- 13 January 2023 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3307660
- Application reference
- 2021/39895
- Lead case reference
- Not recorded
- Planning authority
- Warrington Borough Council
- Planning authority code
- E06000007
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- 1. Refused planning permission
- Appeal reason
- Refusal
- Type detail
- Planning Appeals - Full
- Jurisdiction
- Transferred
- Link status
- Not Linked
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- Not recorded
- Floor space
- 28 m²
- Number of residences
- 0
- Site in Green Belt
- No
- Agricultural holding
- No
- Affects setting of a listed building
- Not recorded
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 26 September 2022
- Valid date
- 26 September 2022
- Start date
- 30 November 2022
- Planning authority decision date
- 12 September 2022
- Appeal decision date
- 13 February 2023
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- No
- Bespoke
- No
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- Not recorded
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Horizon
- Dataset status
- Current release
- Catalogue record ID
- 28055
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:26
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21