Appeal 3323651

The appeal is allowed and planning permission is granted for the part demolition of existing extension and construction of new part two storey and part single storey rear extension, with renovation of existing building, at [site address] , in accordance with the terms of the application, Ref 23/00162, dated 19 January 2023, 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 dwelling.

The development hereby permitted shall be carried out in accordance with the following approved plans: 1696/P00A, P2-06A, P2-07A, P2-08A, P2-09A, P2-11 and P2-12A.

The main issue is whether the proposed development would preserve or enhance the character or appearance of the Inner Windsor Conservation Area.

The appeal site is within the Inner Windsor Conservation Area. The Conservation Area (CA) lies south of the historic core of Windsor and predominantly consists of housing constructed in the 19th century. As the Council’s adopted Conservation Area Appraisal (CAA), adopted in 2015, says, “it includes a variety of building sizes, from modest cottages to grand detached villas”. Its significance stems in large part from its history and from the quality of the buildings and spaces within the CA.

The appeal site lies within an area described in the CAA as “[name]”. The part of [address] where the appeal site is located comprises housing on the western side of the road, facing the open space within Windsor Great Park, around the [address]. The appeal property is a detached villa constructed in 1912 in the Arts and Crafts style. It contrasts markedly in both massing and design with the Georgian houses on either side.

When seen from [address] and the park opposite, No 54-56, and its contrast with the Georgian properties around it, contributes significantly to the character and appearance of the CA. Its front elevation, and the view down the eastern section of [address], including the long sloping roof that stretches from the ridge to just above the boundary wall, are particularly distinctive.

When viewed from [address], the appeal property appears less harmonious. The single storey rear extension from the 1990s, which has a slightly slacker pitch than the main house, hides part of the house’s main rear elevation and results in a more eclectic mix of styles on the property’s northern side elevation.

The proposal would involve a significant increase in the amount of roof sloping down towards [address]. The Council is concerned that the ridge of the extension running perpendicular to the first floor extension roof would appear incongruous and unsympathetic to the host dwelling. However, I consider that the appeal scheme would successfully incorporate the existing single storey extension, which already has a roof ridge running at right angles to the host property, into the rest of the house. When seen from [address], the resulting dwelling would appear as a more satisfactory overall whole than it does at present.

The most important view of the appeal property, from [address] and Windsor Great Park, would be largely unchanged, and the oblique views of the house from here down [address] would not be adversely affected. Overall, the appeal proposal would constitute an acceptable form of development that would conserve the contribution of the property to the CA. To the extent that change would occur, mostly noticeably when viewed from [address], the proposal would amount to a marginal improvement.

I therefore conclude that the proposal enhances the character and appearance of the Inner Windsor Conservation Area, and would cause no harm to the significance of the CA as a designated heritage asset, or to that of the house itself as a non-designated heritage asset. The proposal would comply with Policies HE1 and QP3 of the Borough Local Plan 2013-2033, and Policy HER.01 and HER.02 of the Windsor Neighbourhood Plan 2019-2034. These policies seek, amongst other things, development that conserves and enhances the historic environment, that respects and enhances the historic character of the area, and that takes account of its effect on a non-designated heritage asset.

As well as standard conditions relating to when the development should commence and compliance with the approved plans, a condition requiring the external materials used to match the existing building is necessary, to protect the character and appearance of the CA.

For the reasons set out above, I conclude that the appeal should be allowed, subject to the conditions set out above.