Appeal 3337819

The appeal is dismissed.

The development the subject of this appeal has already taken place and is referred to below as “the development.”

The description of development above is taken from the application form. In its reasons for refusal, the Council adds a reference to “external alterations.”

Planning permission was granted in 2022 for a first floor rear extension1. The extension was not built in accordance with the permitted plans.

The appellant subsequently submitted two planning applications2, both of which were refused. This appeal relates to the development described above. A separate appeal for retrospective consent for a ground floor single storey rear extension is the subject of a separate decision3.

The main issues in this case are the effect of the proposal on the character and appearance of the area; and its effect on the living conditions of the occupiers of Number [address], with regards to outlook. 1 Reference: P/4654/21. 2 Reference: PL/0126/24 and P/2013/23. 3 Reference: APP/M5450/D/24/3342152.

The appeal property is a two storey semi-detached dwelling located in a largely residential area characterised by the presence of two storey semi-detached dwellings of similar appearance.

Houses in the area are set back from the road behind short parking areas and have long gardens to the rear. During my site visit, I observed the surrounding area to provide an attractive sense of uniformity, derived from the similar design of dwellings, the common use of render and tiles, the prevalence of hipped roofs of similar height and the regular set-back and spacing of pairs of dwellings.

Further to the above, I also noted that the presence of significant gaps between pairs of dwellings provides for views through to gardens and that this factor, combined with the generally modest depth of dwellings and the presence of street trees, lends the area a sense of greenery and spaciousness. 10.The development extends the dwelling to the rear at first storey height. The extension projects to the rear for a considerable distance, such that it visually dominates the gap between the appeal dwelling and Number [address]. 11.Further to the above, the scale of the first floor rear extension is such that, even though it extends to the rear of the dwelling rather than fronts the street, it draws attention to itself as a dominant and bulky feature that appears to overwhelm the original appearance of the host dwelling. The harm arising from this is exacerbated as a result of it appearing incongruous in surroundings otherwise partly characterised by a sense of uniformity. 12.Taking all of the above into account, I find that the development harms the character and appearance of the area, contrary to the National Planning Policy Framework; to London Plan Policy D3; to [name] (2012) Policy CS1; to DMP4 Policy DM1; and to the Council’s Supplementary Planning Document Residential [name] (2010), which together amongst other things, seek to protect local character. Living conditions 13.The height, width and significant projection of the first floor rear extension is such that it appears as a dominant feature to the rear of the appeal property. 14.During my site visit, I observed the first floor extension to be located within close proximity of the shared rear boundary with Number [address], the appeal dwelling’s attached neighbour. This close proximity, combined with the height and projection of the first floor extension, results in the extension looming above the rear of No 17 to an overbearing degree, such that it appears as a dominant and obtrusive feature when seen from the ground floor and rear garden of that dwelling. 4 Reference: Harrow Development Management Policies (2013). 2 15.Consequently, I find that the development harms the living conditions of the occupiers of Number [address], with regards to outlook, contrary to the National Planning Policy Framework; to London Plan Policy D3; to DMP Policy DM1; and to the Council’s Supplementary Planning Document Residential [name] (2010), which together amongst other things, seek to protect residential amenity.