Appeal 3326952

The appeal is allowed and planning permission is granted for proposed car port at [site address] , [site address] , Newchurch, Isle of Wight [postcode] in accordance with the terms of the application, Ref 23/00890/HOU, dated 17 May 2023, subject to the following conditions:

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: drawing number BDS. 343/100 Part Site Plan and site location plan as existing; drawing number BDS. 343/300 Part Site Plan and Block Plan as Proposed; and, drawing number BDS. 343/301 Plan & Elevations as Proposed.

The development shall be carried out in accordance with the recommendations of the submitted tree assessment by [name] dated 13/05/2023.

During the course of the appeal, Areas of Outstanding Natural Beauty became ‘National Landscapes’. Therefore, in relation to this appeal, reference to the National Landscape refers to the Area of Outstanding Natural Beauty as referred to by the main parties.

The main issue is the effect of the proposal on the character and appearance of the host property and wider area.

The appeal site comprises a detached chalet bungalow set back from the road in an elevated position. To the front of the bungalow, sloping down to the road is a planted grass bank and hard surfaced driveway. The wider area is residential in nature generally comprising plots of similar sizes. The associated dwellings are detached and set back from the road in a verdant setting with generally open frontages free from significant built form other than driveways. The area comprises large mature trees overhanging the front gardens of the dwellings giving the area a sylvan character. The site falls within the Isle of Wight National Landscape.

Although there is a uniformity to the frontages along [address] past the appeal site further to the northeast, the dwellings forming Woodside, Capri, Spinneys and Nigella to the southwest have a more staggered arrangement. Woodside, Spinneys and Nigella, and its associated garage, are set much closer to the road with [address] benefitting from a covered entrance feature positioned significantly forward of the property. There is less extent of tree coverage to Woodside, Capri, Spinneys, Nigella and the appeal site such that their frontages are not as dominated by trees and overhanging canopies. As a result, there is less uniformity to this part of [address] that includes the appeal site.

The proposed car port would be set back within the site further than the Spinneys, very roughly in line with the garage to Nigella. Moreover, it would be set back into the site further than the covered stone and tiled entrance feature that is forward of [address]. The small scale open-sided nature of the proposal and position would therefore relate well to the dwellings to the southwest and the covered entrance feature to [address]. Moreover, for the same reasons the proposal would ensure that the wider uniformity of the area further to the northeast of the site is not diminished and would conserve and enhance the National Landscape to which great weight should be given.

The proposed car port would have a lightweight appearance constructed from timber with open sides and would be set down from and viewed in association with [address], particularly [address] across the existing driveway. It would be partially screened by the planted bank to the front of the site and neighbouring planting. As a result, it would relate well to the host dwelling and would not significantly urbanise the area.

The location of the proposal, materials, smaller size, and open sides set the proposal apart from the appeal at Copse Lodge1 that comprised a larger solid brick garage and associated wall.

To conclude, the proposal would not harm the character and appearance of the host property and wider area. As such, the proposal would meet the aims of Policies DM2 and DM12 of the Isle of [name] (including Waste and

Amongst other things, these state that development proposals should complement the character of the surrounding area, particularly in the National Landscape, and support proposals that conserve, enhance and promote the landscape. The proposal would also comply with the National Planning Policy Framework (the Framework) that seeks to achieve well-designed and beautiful places. 1 APP/P2114/A/10/2120629

I have had regard to the tests in the Framework in relation to conditions, and the planning conditions suggested by the Council. In addition to the standard time condition, it is necessary for a condition to confirm the approved plans in the interests of certainty.

A further condition is necessary to ensure that the development is carried out in accordance with the recommendations in the tree assessment accompanying the planning application. This is in the interests of preventing damage to the trees, including a group of TPO trees2 adjoining the site and in the interests of protecting the character and appearance of the area.

For the reasons given I conclude that the appeal should be allowed.