Appeal 3325300

The appeal is dismissed.

An application1 was approved in December 2022 for the conversion of roof space to habitable use to include front and rear roof lights and conversion of roof from hip to gable end. The development approved has since taken place.

A recent planning application2 at the appeal property for a different form of development to that the subject of this appeal was refused and is the subject of a separate appeal3.

The main issue in this case is the effect of the proposed development on the character and appearance of the area.

The appeal property is a two storey detached brick and tile dwelling located in a prominent position, directly opposite [address]’s junction with [address].

The appeal property is located in a residential area characterised by the presence of detached and semi-detached brick-built two storey dwellings. Houses are set back from the street behind short front gardens and/or driveways and have long gardens to the rear. 1 Reference: 1055/APP/2022/3345. 2 Reference: 1055/APP/2023/1859. 3 Reference: APP/R5510/D/23/3332731.

During my site visit, I observed that the set-back of dwellings, similar building heights and the use of similar materials, notably brick and tile, combines with the regular presence of design features including occasional white render, black Tudor-style boards and front gables and bays, to provide the area with an attractive sense of uniformity.

I also noted during my site visit that whilst within this general sense of uniformity, many dwellings in the area have been altered and/or extended and the appearance of individual dwellings varies, such changes generally appear in keeping with the host property and local character.

The appeal property is a large detached dwelling and the recent conversion of its roof from a hipped roof to a large gable roof has resulted in the house appearing prominently in an area where neighbouring roofs along this part of [address] tend to be modest in size and hipped. 10.The appeal property also appears prominently from the rear, where the large roof and a large two-storey flat-roofed extension are visible from gardens, allotments and the surrounding area. 11.The proposed development would extend the already extended dwelling to the rear, at ground floor and first floor level and would add a large crown roof to the rear of the recently converted gable roof. 12.The overall effect of the proposal would be to add such significant scale and volume as to overwhelm what is already a prominent dwelling of dominant appearance. 13.It would I find, result in a combined roof and rear extension that would fail to appear subordinate to the host property and which would draw attention to itself as an overly large and bulky addition. Further, the proposed crown roof would visually jar with the host property, appearing as an unsympathetic addition. 14.In addition, the harm arising from the above would be exacerbated as a result of the proposal appearing incongruous in its surroundings, where no such roof form as that proposed exists. 15.Taking all of the above into account, I find that the proposal would harm the character and appearance of the area, contrary to the National Planning Policy Framework; to London Plan (2021) Policy D3; to Local Plan4 Policy BE1; and to Development Management5 Policies DMHB11 and DMHD1, which together amongst other things, seek to protect local character.