Appeal 3335587

The appeal is allowed and planning permission is granted for conversion of garage into habitable room with replacement of garage door with window, erection of single storey rear extension, first floor side to rear extension, rear dormer extension, roof alteration with insertion of 1 x side rooflight and replacement of windows and doors to dwellinghouse at [site address] , Brent, [postcode] in accordance with the terms of the application Ref 23/2588, dated 1 August 2023 and in accordance with the conditions set out in the attached schedule.

The Council’s reason for refusal focuses on what it describes as the “excessive depth” of the proposed ground floor rear extension. In this regard, in its officer’s report, the Council argues against extending the existing dwelling further to the rear at ground floor level.

Given this, I note that the appellant has drawn my attention to a recent planning permission1 at the appeal site, whereby the Council has granted planning permission for the existing dwelling to extend further to the rear at ground floor level.

The main issue in this case is the effect of the proposed development on the character and appearance of the [address] Conservation Area. 1 Reference: 23/3331.

The appeal property comprises a two storey semi-detached dwelling located within a residential area.

The appeal property is situated within the [address] Conservation Area which is characterised by the presence of Arts and Crafts influenced dwellings set within generous garden plots. Further, the presence of grass verges and streets combines with the presence of gardens and gaps between pairs of semi-detached dwellings to provide for a significant sense of greenery and spaciousness.

During my site visit, whilst I observed that many dwellings have been altered and/or extended, I noted that such changes generally appear to respect the host property and the character of the [address] Conservation Area.

The Council’s only concern relates to the proposed ground floor rear extension. The proposal would result in the ground floor of the dwelling projecting into the rear garden across the whole width of the property. Whilst it would amount to a rear projection that would be in excess of guidance set out in the Council’s Supplementary Planning Document: SPD2 [name] and Alterations (2018), this provides guidance rather than a strict policy requirement to be slavishly adhered to.

During my site visit, I noted that the appearance of the rear of dwellings along [address] West varies significantly. In addition, I also observed that, due to the long rear gardens and the significant variation in landscaping, boundary features, outbuildings and planting, such variances in built form do not draw the eye but rather, fit in with their surroundings. 10.Taking the above into account, I find that the relatively small rear projection proposed – no more than a metre beyond the built form of neighbouring dwellings – would have little if any discernible visual impact. 11.In this regard, I am also mindful that, as noted above, the Council itself has recently granted planning permission that would allow a ground floor extension to project the same distance to the rear, albeit across the majority but not quite the full-width, of the property as the proposal the subject of this appeal. 12.The difference between the development permitted by this recent permission and that proposed is negligible. Further, I find that the proposal the subject of this appeal would result in a neat and visually pleasing ground floor rear extension that would tie in well with other works to the dwelling. 13.Taking all of the above into account, I find that the proposal would preserve the character and appearance of the [address] Conservation Area and would not be contrary to the National Planning Policy Framework, to Policies BHC1 and DMP1 of the Brent Local Plan (2022) or to the Council’s Sudbury Court Conservation Area [name] (2015), which together amongst other things, seek to protect local character.

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 building;

The development hereby permitted shall be carried out in accordance with the following approved plans: 02 [name]/[name]; 03 [name]/[name]; 04 [name] and [name]; 05 [name]; 06 [name]/[name]; 07 [name].

The roof light hereby approved shall be a flush fitting conservation style roof light as detailed within the approved plans.

The windows located on the upper floors and roof slope within the side façade of the building as altered or extended building must be (i) obscure-glazed; and (ii) non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed; and shall be permanently maintained in that condition thereafter unless the planning consent is obtained from the Local Planning Authority. --------------------------------------------------------------------------------------------- 3