Appeal 3338114

The appeal is dismissed.

The main issue in this case is the effect of the proposed development on the character and appearance of the area.

The Council’s description of the proposed development in the decision notice differs from that set out in the application form. It describes the proposal as “Erection of two storey side and rear extensions, alterations to main roof and front elevation.”

In relation to the proposal, the appellant states “the extension area was to come out...6.2 metres all along the property. It was agreed with the architect that the extension would be 6 metres from the original not 6.2 metres (this could be a condition of approval).”

The appeal property is a two storey detached dwelling with an integrated single storey garage, the entrance to which steps forward of the main front elevation under a small pitched roof shared with the front door and hallway.

The appeal property is situated within a comfortable garden plot, with a garden and driveway to the front and a longer garden to the rear. It is located in a residential area characterised by the presence of one and two storey detached dwellings in comfortable garden plots.

The presence of gardens, small gaps between dwellings and views through to green spaces and trees provides for a notably green and spacious character.

Whilst each dwelling in the area has distinctive features, during my site visit I observed numerous similarities between dwellings. These include similarities in respect of the angle of roof pitches and the use of brick, tile and render materials. This and the fairly regular spacing of dwellings, the common presence of gardens and the respectful treatment of build-lines presents an attractive uniform quality to the area.

Further to the above, I also noted during my site visit that, whilst many dwellings have been altered and/or extended, such changes tend to appear in keeping with the character of the host dwelling and the surrounding area. 10.The proposed development would extend the dwelling across its full width such that both sides of the dwelling would project for a considerable distance to the rear of the property at two storey height. Combined with a new first storey element towards the front of the dwelling above the garage, this would result in development of such scale that the proposal would appear to subsume the host dwelling. 11.Consequently, I find that the proposed development would unduly dominate host dwelling rather than appear as a subservient addition to it. 12.The harm arising from the above would be exacerbated as a result of the proposed new roof. The excessive projection of the two storey elements would require the roof to be pitched at a very shallow angle and this would serve to erode the original gable roof design. 13.Furthermore, the proposed roof would appear as an incongruous feature, at odds with the appearance of surrounding dwellings. 14.Taken together, I find that these factors would combine to the extent that the proposed development would be detrimental to the identified qualities of the area. 15.Consequently, I find that the proposal would harm the character and appearance of the area, contrary to the National Planning Policy Framework; to Birmingham Development Plan (2017) Policy PG3; to the Council’s Development Management in Birmingham Development Plan Document (2021) Policy DM2; and to the Council’s Birmingham Design Guide Principles Supplementary Planning Document (2022), which together amongst other things, seek to protect local character.