Appeal 3339885

The appeal is dismissed.

The National Planning Policy Framework (the Framework) has been updated since the appeal representations were made. However, as the revisions do not affect the matters under consideration in this appeal (other than paragraph references) it was not considered necessary to seek further comment.

The main issue is the effect of the proposal on the character and appearance of the host dwelling and the surrounding area.

The appeal property is a former farmhouse and is a characterful two storey red brick property built circa 1960s, with a conservatory. It is set in a large plot comprising mature garden, wooded area and outbuildings. Within the surrounding area are other former farmhouses, and some terraced cottages. The area retains a rural character. Although it is not listed, or in a conservation area, the traditional scale, proportions and design of the existing property make a positive contribution to the character of the area.

The appeal proposal would introduce a very large extension to the existing property at ground floor level only. In particular, the extent of the canopy that would link the extensions at ground floor level would unbalance the proportions of the dwelling so that the first floor would appear very much smaller and incongruous. Although the materials and finishes proposed are in keeping, the size, design and scale of the extensions when taken as a whole, would adversely affect the existing proportions of the host dwelling. Despite being at the ground floor only, the proposal would not appear subservient to the existing property.

Parts of the appeal property are visible from some public vantage points along [site address] . Although the Parish Council has stated the proposal would enhance the street scene, I find that harm would be caused to the street scene by reason of the size, scale and design of the proposed extensions. The unbalanced proportions of the first and ground floor would make the host dwelling appear incongruous within those views available of the building. I have taken the mix and size of properties elsewhere along this section of the road into account. However, the presence of these buildings does not alter my judgment that the proposal would be an unsympathetic and discordant addition to the existing dwelling.

Consequently, I find that the proposal would cause harm to the character and appearance of the host dwelling and the area by virtue of its poor design and inappropriate scale and size, that fails to take account of the existing well-proportioned design of the host dwelling.

Accordingly, I find that the proposal conflicts with policies CS02, CS06 and CS08 of the [name] and West Norfolk Borough Council Local Development Framework – [name] (2011), policy DM15 of the [name] and West Norfolk Borough Council Site Allocations and Development Management Policies Plan (2016), and the Framework, all of which seek high quality design appropriate to its context.

My attention has been drawn to the benefits of the appeal proposal, including upgrading the energy efficiency, modernising the dwelling and providing additional space for current and future occupiers. However, I do not find that these benefits outweigh the conflict with the development plan in this case.

Having taken into account all representations made, for the reasons given above, I conclude that the proposal conflicts with the development plan as a whole. There are no material considerations including the Framework that justify a decision other than one in accordance with the development plan. The appeal should be dismissed.