Appeal 3311994

The appeal is allowed and planning permission is granted for the construction of a two storey rear extension at Cridlands, [address] [name], Stogumber, Somerset [postcode] in accordance with the terms of the application Ref: 3/31/22/011, dated 16 September 2022, subject to the following

The development hereby permitted shall begin not later than 3 years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the following approved plans: 2442-100A Existing Site Plans; 2442-101 [name]; 2442-102 [name]; 2442-200B Proposed Site Plans; 2442-201B [name] and 2442-202A [name].

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 appellant provided a revised plan (Number 442/201B [name]) as part of their appeal submission which omits the ‘formation of the vehicle access and hardstanding’ from the appeal development, which formed part of the proposals determined by the Council and was relevant to reasons 2 and 3 on the decision notice. Having regard to the ‘[name]’1, given this plan reduces the development for my consideration, I am satisfied that the revised plan does not change the development to a degree that would prejudice those who should have been consulted of the change, the opportunity to comment. Accordingly, I have assessed the proposal on the basis of the revised plan. 1 (Bernard Wheatcroft Ltd v SSE [JPL 1982 P37]) Appeal Decision: APP/W3330/D/22/3311994

As a consequence, I have reworded the description of the development as set out above, as I consider this better describes the proposals before me, which refers specifically to the construction of a two storey extension, I have removed reference to the vehicle access and hardstanding. Therefore reasons 2 and 3 on the decision notice are no longer of relevance to my considerations.

The main issue in this case is the effects of the development on the character and appearance of the appeal property and the wider area.

The appeal property is an extended vernacular dwelling which runs in in a linear manner in close proximity to the adjacent rural lane. The property is positioned in the context of rising topography to the south and to the west. When approaching from the east, the eastern gable of the property, which forms part of the original dwelling, becomes visible as you approach a turning to a lane that leads upwards to the west.

The appeal proposal would provide for an extension to the rear of the property through a pitched roof form, which would provide for first floor accommodation predominately within the roof space. The level of the extension would step up from the main dwelling, whilst the eaves and ridge levels would match. The extension would marginally stagger back from the existing eastern gable. A dormer is proposed to the western elevation of the proposal which would face over an enclosed private yard. The materials proposed would consist of a slate roof, rendered elevations and fenestration detailing similar to that on the host property.

[name] acknowledge that the appeal proposal would have an effect on the linear character of the host property when perceived from the rural lane to the east, as the proposal would be slightly set back from the building line of the existing gable and the roofline would pitch away, the gable form of the existing dwelling would remain the dominant built form feature on the property. Further, the rising topography to the side and to the rear of the appeal proposal, alongside the treescape behind, would also reduce the visual and character effects when viewed from the east. Elsewhere, the proposal would be difficult to view from public vantage points. For these reasons, I conclude that the appeal proposal would safeguard the prevailing characteristics of the appeal property.

As a result, the proposal would accord with Saved Policy BD/3 of the West Somerset District Local Plan 20062, which amongst other matters sets out that alterations or extensions to existing buildings should use materials appropriate to adjoining buildings and the design must have an appropriate scale, proportions and detailing that is reflective of the character of the buildings to which it relates. The proposal would also align with the design principles for residential alterations and extensions set out within Section 5.9 of the [name] and Taunton Council adopted Districtwide Design Guide Supplementary Planning Document 2021. The proposal would additionally accord with paragraph 130 of the National Planning Policy Framework 2021 which amongst other matters requires development to be sympathetic to local 2 As set out in Appendix 4 of the West Somerset Local Plan to 2032 Appeal Decision: APP/W3330/D/22/3311994 character and history, including the surrounding built environment and landscape setting.

The standard time limit is required together with a condition listing the plans in the interests of certainty. I have also included a condition that requires the external materials to be used, to match those on the existing building. The Council have sought that a condition is imposed regarding a landscaping scheme, however I do not consider that such a condition would be necessary in this case due to the limited visibility of the appeal proposal and the topography of the surroundings.

For the reasons given above, having regard to all matters raised, I conclude that the appeal should be allowed.