Appeal 3346336

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 appeal property is a detached two storey dwelling of brick and tile construction. It has an attached single storey, flat-roofed garage to the side.

The appeal dwelling is set back from the road behind a carriage driveway and a very low wall with planting rising above to effectively form a tall area of screening. The dwelling has a garden to the rear.

The surrounding area is residential and generally comprises a mix of detached bungalows and two storey dwellings. There are bungalows along the opposite side of [address] to the appeal dwelling and two storey dwellings along the same side of the road as the appeal dwelling. Local topography is such that dwellings along the same side of [address] as the appeal property sit considerably lower than those on the opposite side of the road.

[address] in this location is notable for its grass verges along both sides of the road, street trees, the setting back of dwellings behind very low brick walls, front gardens and/or driveways and for the presence of gaps between dwellings, which themselves tend to be located on spacious plots. Together, these features combine to provide for an attractive green, open and spacious character.

During my site visit, I observed that, whilst many dwellings in the area have been altered and/or extended, such changes tend to appear in keeping with host dwellings and their surroundings.

A large two storey extension to the side of the dwelling, along with a rear dormer, providing additional living space in the roof, is proposed. The proposed development would result in a side extension reaching the same height as the existing ridge line. It would also stretch across the majority of the appeal property’s plot at two storey height.

I find that this would serve to overwhelm the original appearance of the host dwelling, to the point that it would appear unduly bulky. Further, the bulk, scale and height of the proposal would combine to result in the overdeveloped appearance of what is currently a spacious plot. 10.The harm arising from the above would be exacerbated as a result of the proposed side extension leading the dwelling to appear lopsided, whereby the extended side of the dwelling would appear overly large in comparison to the other side of the forward-projecting front gable. This asymmetrical effect would be further exaggerated by the proposed fenestration, whereby windows would appear varied in size and appearance and somewhat “scattered” in respect of their location. 11.In addition to the above, I consider that the proposed dormer windows would add to the bulky appearance of the roof and would appear at odds with the host dwelling and its neighbours, where no such additions exist. 12.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 [site address] and [name] (2009) Policy CSP1; and to [site address] Local Plan (2003) Policy H18, which together amongst other things, seek to protect local character.