Appeal 3347667

The appeal is dismissed.

The main issue is the effect of the proposed development on the character and appearance of the site and the surrounding area with particular reference to the Green Wedge.

The appeal site comprises a grassed area in front of a white rendered, one and a half storey cottage in a rural, countryside setting. Adjoining it is another part two storey, part one and a half story dwelling, No 2. Two timber clad outbuildings are located in front of No 2 separated from the site by a substantial evergreen hedge. To the south of this is a further timber shed and a menage beyond which are open fields. A small group of houses lies at the junction with the main road to the south. To the north of the site are farm buildings with open countryside beyond. Overall, the site and its surroundings form part of a sporadic pattern of development located in surroundings which have a distinctly rural character and appearance.

The proposed building would be a large free standing structure sited at right angles to the cottage. It would have a bigger footprint than the adjacent outbuilding in front of No 2 with a substantial, steeply pitched roof with two large dormer windows. Whilst the roof height has been designed to reflect the ridge height of the dormer windows in the cottage, the scale and mass of the building would dominate the cottage. As a result, the proposal would not appear subservient to it.

Even though there is a substantial hedgerow along [site address] beyond the site in either direction, the lower height of the hedge along the site frontage means that the scale and dominance of the proposed building would be clearly visible from the road. Regardless of the speed of passing vehicles, it would be seen through the site entrance when the gates are open and still visible over them when they are closed. As a consequence, although the proposed materials would reflect other buildings in the vicinity, the scale of the building would cause harm to the rural character and appearance of the site and its surroundings.

Whilst the Council’s Householder Design Guide 2018 is not part of the development plan, it does provide some local design guidance. For the reasons given, the building would be excessive in size and height in relation to the existing dwelling and would not accord with this guidance.

An additional building of the scale proposed, sited close to the two adjoining houses and other nearby buildings, would erode the open appearance of the site frontage and add to the existing pattern of sporadic development. By being set at right angles to the cottage, it would visually and physically increase the spread of development along the road. This would contribute to the coalescence of settlements and harm the designated Green Wedge as a result.

Reference has been made to a review of the Green Wedge being carried out by the Council and to related “Green Wedge Assessment Summaries.” It is not clear from the evidence what status the review or the Summaries have or what stage they may have reached. I have therefore given them limited weight.

For the reasons given, therefore, the development would be harmful to the character and appearance of the site and the surrounding area including the Green Wedge. Consequently, it would conflict with Policies D1 and Strategy 8 of the East Devon Local Plan 2016 and the policies in the National Planning Policy Framework to achieve well designed and beautiful places.

I have been referred to another garage building constructed a short distance to the north of the appeal site. I have taken this into account in terms of any influence on the character and appearance of the area so far as I am able to based on the information before me. However, I am not aware of the full circumstances of that case and in any event each scheme must be considered and determined on its individual merits.

The proposal conflicts with the development plan and the material considerations do not indicate that the appeal should be decided other than in accordance with it. For the reasons given above the appeal should be dismissed.