Appeal 3337020

The appeal is allowed and planning permission is granted for the erection of extension to existing property at [site address] , [name], [site address] , [name], Suffolk, [postcode] , in accordance with the terms of the application, [name]/23/03734, subject to the conditions set out in the Appendix to this decision.

The main issues are the effect of the proposed extension on the character and appearance of the host property and surrounding area and on the setting of a nearby listed building, [name].

The proposed two-storey extension would be substantially greater in scale than the dilapidated outbuildings it would replace on the south eastern side of the semi-detached [site address] , extending much further back into the site than the present built development. Architecturally, it would be in strong contrast with its relatively modest and smaller-scale traditional host dwelling.

At the same time, the extension, separated from the original cottage by a low-key, single-storey link, would make its own distinct architectural design statement, reflecting the character and appearance of a traditional farm building, such as the existing large barn at the north western end of the [address] built group.

Taking these factors into account, I do not agree with the view of the Council that the extension would be of excessive scale or inappropriate form or design. In context, I consider that the development, especially replacing the present outbuildings, would contribute positively to the character and appearance of the host dwelling and the built group as a whole, respecting its local distinctiveness.

It follows that, subject to careful detailing, the development would not substantially harm the setting of the nearby listed [name], which itself would still be viewed in its own context. Any less than substantial harm to its setting would be outweighed by the positive benefit of the enhancement identified due to the proposed development.

Conditions are necessary to require the provision of ecological mitigation for bats and great crested newts, hedgehogs, birds and bees, a [name] for mobile priority species and a Biodiversity Enhancement Plan. Further conditions are appropriate to secure advance details of fenestration and rainwater goods to the extension, in order to ensure the preservation of the character and appearance of the setting the nearby listed building.

Referring to the relevant polices of the development plan, as cited by the Council, the adopted Babergh and Mid Suffolk Joint Local Plan includes Policies LP03 and LP24, requiring extensions to be of a high design standard to maintain or enhance the host building and contribute positively to its surroundings, without over-development or harm to amenity; and Policy CS5 of the adopted [name] seeks to maintain and enhance the general and historic environment and retain local distinctiveness. All these provisions are essentially consistent with the National Planning Policy Framework.

For the reasons explained above, I consider that the appeal proposal is compliant with all those policies and with the development plan as a whole.

I therefore conclude that the appeal should be allowed and the permission sought granted, subject to the conditions outlined above.

The development hereby permitted shall begin not later than three years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the following approved plans: Block Plan - Existing 21-242-002A - Received 08/08/2023 Floor Plan - Existing 21-242-003B - Received 08/08/2023 Elevations - Existing 21-242-004A - Received 08/08/2023 Block Plan - Proposed 21-242-200A - Received 08/08/2023 Floor Plan - Proposed 21-242-201D - Received 08/08/2023 Elevations - Proposed 21-242-202E - Received 08/08/2023 Elevations - Proposed 21-242-202E - Received 08/08/2023

The development shall be carried out only in line with the ecological mitigation set out within Section 7 of the submitted Bat and [name] prepared by [name] dated August 2023. These works comprise delivery of hedgehog gaps within boundary fencing or walls, erection of two bird nesting boxes and two solitary bee hives and a hedgehog nesting box at the site boundary.

Prior to commencement of development hereby approved, a [name] (PMS )for mobile priority species shall be submitted to and approved in writing by the local planning authority. The PMS shall contain precautionary mitigation measures and/or works to reduce potential impacts to mobile priority species during the construction phase of the development. The measures and/or works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.

Prior to any works above slab level a Biodiversity Enhancement Plan (BEP) shall be submitted to and agreed in writing with the Local Planning Authority. The BEP shall detail biodiversity enhancement measures including the following: a) detailed designs and/or product descriptions for biodiversity enhancements; and b) locations, orientations and heights for biodiversity enhancements shown on appropriate drawings. The approved measures shall be implemented in full prior to the first use of the development hereby approved and shall be retained thereafter.

Prior to any works to install fenestration within the extension hereby approved, detailed architectural drawings of such fenestration, in appropriate scale and in section, profile and elevation as may be appropriate, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the fenestration shall be installed in accordance with the approved details and retained thereafter.

Prior to any works to install new rainwater goods within the development hereby approved, details, including material, colour, profile and manufacturer’s literature where appropriate, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter such rainwater goods shall be installed in accordance with the approved details and retained thereafter. end of schedule