Appeal 3343431

The appeal is dismissed.

The appellant states that the Council hindered resubmission efforts. This is a matter between the appellant and the Council.

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

The appeal property is a brick-built two storey semi-detached dwelling. It is set back from the street behind a narrow grass verge, hedge and small front garden and has a single storey detached garage and large garden to the side and a single storey lean-to extension and small garden area to the rear.

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

The surrounding area is characterised by the presence of large green open spaces, trees and hedges. These combine with front, side and rear gardens to create a green and spacious character.

Further to the above, many of the houses in the area share similar characteristics, including brick and slate materials and similarities in design. I noted during my site visit that, whilst many dwellings have been altered and/or extended, such changes generally appear modest and in keeping with host dwellings and the surrounding area.

Further, the juxtaposition of dwellings is such that a number of rear gardens and rear elevations are widely visible in their surroundings and I noted during my site visit that where visible, changes to the rear of dwellings appear equally modest and extensions tend to comprise small, single storey additions. This and the similarity of dwellings lends an attractive sense of uniformity to the area.

The proposed development would add a storey above the existing rear extension. The siting of the appeal property is such that the extension would be widely visible from various locations along [address]. 10.I find that the proposal would stand out as a two storey rear extension where few exist and as a consequence, that it would appear as an incongruous feature. The harm arising from this would be exacerbated as a result of the proposal appearing widely visible in its surroundings – notably from [address] to the side. 11.Whilst the existing lean-to rear extension appears relatively modest and in keeping with its surroundings, the height, bulk and overall scale of the proposed development combined with its somewhat awkward flat-roofed and boxy design would result in it unduly dominating the rear elevation of the appeal dwelling. 12.The harmful visual impact of the above would be heightened by the presence of timber cladding and an obscure glazed window, which would appear incongruous against the brick and slate materials common to the host dwelling and its surroundings. 13.Taking all of this into account, I find that the proposal would harm the character and appearance of the area, contrary to the National Planning Policy Framework; to Shropshire Council Core Strategy (2011) Policies CS6 and CS17; and to Shropshire Site Allocations and Management of Development (SAMDev) Plan (2015) Policy MD2, which together amongst other things, seek to protect local character.