Appeal 3341858

The appeal is allowed and planning permission is granted for proposed first floor side & single storey rear extension at [site address] , Wolverhampton, [postcode] in accordance with the terms of the application, Ref 23/01362/FUL, 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: 1314132/102B and 134123/105.

The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing building.

The effect of the development upon the character and appearance of [site address] and the surrounding area.

The appeal site is in an established residential area. Firsway consists of a mix of detached houses and bungalows. The appeal property is detached and set back from the pavement. The development would create a bedroom and bathroom to adjoin the existing side elevation at first floor level.

The appeal scheme was amended before the Council made its decision to provide a set back from the front elevation and set down from the original roof height of the property. The plans demonstrate that the development is also set in from the boundary with 14 Firsway resulting in a proportionate and subservient design to the host property. It does not detract from the character of [site address] nor the surrounding area.

The open character of the street scene is maintained due to the set back of the properties from the pavement. The natural incline of the road, the orientation and relationship of properties also ensures that the street does not feel enclosed. There is little uniformity on Firsway and the surrounding area due to the variation of design of the properties. Consequently, the development would not detract from the character and appearance of the surrounding area.

In conclusion, the development would not harm the character and appearance of the surrounding area nor [site address] . Accordingly, I find no conflict with policies ENV3 and CSP4 of the Black Country Core Strategy, Policies D4, D7, D8 and D9 of the Wolverhampton Unitary Development Plan and policy TNP12 [name] of the Tettenhall Neighbourhood Plan 2014-2016. These policies require a high level of design that assimilates with and respects the existing character of the surrounding area. For the same reasons the development accords with the Extension to Houses Supplementary Planning Guidance No 4 which seeks to ensure that domestic extensions are well designed.

The Council has indicated that the site is adjacent to Wightwick Bank Conservation Area (the CA) in the Questionnaire and has provided a plan showing the extent of the CA. The appeal site is some distance from the boundary of the CA and there is intervening development such that the appeal site does not contribute to the significance of this heritage asset. Consequently, the development itself would not harm the significance of the CA as a designated heritage asset.

Objections to the appeal development have been made by an interested party. These include concerns about the effect of the appeal scheme on the appearance of the area which I have already dealt with. With regard to restrictions on the design of development at Firsway, including gaps between buildings for maintenance purposes, there is no evidence to demonstrate that these are subject to planning control. I also have limited information about the planning history of the garage at the appeal site. There is also no evidence to show that rainwater discharge cannot be properly contained within the appeal site. The devaluation of properties is not considered to be a material consideration and cannot be considered in the determination of this appeal.

A condition relating to materials, as set out in the application form, is necessary to ensure the development will assimilate with the host property.

The material considerations do not indicate that a decision should be made other than in accordance with the development plan.