Appeal 3336441

The appeal is allowed and planning permission is granted for Alterations and single storey extensions. solar panel array, external insulation and external over cladding; amendments to the roof at [site address] in accordance with the terms of the application Ref: PL/2023/06444 dated 27 July 2023 and the drawings submitted with it 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: Proposed Site Plan DWG No 473.P.010.P02; Proposed Ground Floor Plan DWG No 473.P.110.P02; Proposed First Floor Plan DWG No 473.P.111.P02; Proposed Roof Plan DWG No 473.P.112.P02; [name] 473.P.200.P02; [name] 473.P.300.

The development hereby approved shall not proceed above ground floor level until details of the proposed walling, cladding and roofing materials (to include on-site sample panels of the proposed walling/cladding materials) have been submitted to and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved details.

The development hereby approved shall not proceed above ground floor level unless and until construction details (i) of roof alterations and (ii) at a scale of 1:20 of all overcladding at junctions with the existing external wall surfaces or eaves, including in the vicinity of the party wall with the adjoining dwelling, have been submitted to, and approved in writing by, the Local Planning Authority. The development shall be completed in accordance with such details.

An application for costs was made by [name] against Wiltshire Council. This application is the subject of a separate Decision.

The main issue is the effect of the proposal the character and appearance of the host dwelling and street scene.

The appeal site (No.12) is a semi-detached two-storey house located on a corner plot within an established mid-twentieth-century suburban development of similar housing. A consistency in use of materials, layout and form is evident, including subsequent extensions or additions which I observed in the locality, with steep pantiled roofs and detailing of verges and chimneys that make reference to vernacular built form. However, despite these positive characteristics, the predominance of concrete masonry which lacks the vibrancy of natural material under weathering engenders a general blandness in the character of the street scene.

The proposal intends to facilitate the enhancement of No.12 with some additional accommodation but also by overcladding to improve thermal performance of No.12’s wall construction, and to provide a southerly roof slope. Overcladding would inevitably conceal existing walling and introduce new materials not found in neighbouring properties. The Design and [name] provided by the appellant explains that the roof reorientation and resulting loss of symmetry is a considered response to the design problems the proposal creates by the introduction of new materials as well as providing an opportunity for the addition of photo-voltaic panels.

Policy CP57 of the [name] 2015 (WCS) seeks that development of all types should pursue a high standard of design and at (iii) requires proposals (including extensions) to ‘respond positively to existing townscape’ in terms of a number of built form parameters, including ‘elevational design’; however that does not prescribe a requirement to retain symmetry for its own sake. In this case the corner location, more spacious plot and separation from other dwellings to the south-east provides an opportunity for a distinctive architectural solution to the ambitions of the appellant that does not disrupt the existing pattern of development or overwhelm its neighbours.

The Council acknowledge the need to improve the performance of existing housing stock, this being an objective of WCS Policy CP41 that aligns with CP57 at (v). However, substantial improvement to thermal performance of older existing housing can only go so far without insulation overcladding, in which respect change to external appearance is unavoidable. In many cases the balance between visual harm and the benefits of what is proposed will be finely balanced, but if executed within a considered and well-executed design approach and other constraints absent as is the case here, the environmental and other benefits may, in planning terms, outweigh other concerns.

I therefore conclude, as my reasons direct, that the proposal would accord with the development plan taken as a whole and, having taken all matters raised into account, that the appeal should succeed.

The Council have proposed some conditions which I have considered and adjusted having regard to the 6 tests to be applied. In addition to the usual plans and timing conditions, a condition to control the quality and appearance of the materials is appropriate given the basis of my decision. I note there have been representations as to certain matters which are addressed by other legislation such as the Party Wall Act, Building Regulations or by [name]. For that reason the suggested requirement as to roof drainage which seems intended to prevent a trespass by rainwater or other similar concerns, would not be relevant to planning. However, a condition requiring details of how the proposed external finishes would relate to (or join) the paired dwelling would be necessary to demonstrate what is proposed would have regard to visual and other architectural requirements.