Appeal 3359841

The appeal is allowed and planning permission is granted for erection of single storey front/side extension, hip to gable, raising of eaves and ridge to facilitate a new first floor and alterations to fenestration at [site address] , in accordance with the terms of the application Ref 24/02336, and the plans submitted with it, 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: 010, 011, 100, 020, 200, 030, 300 and 301.

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

The Council changed the description of the development with the agreement of the appellant to single storey front/side extension, hip to gable, raising of eaves and ridge to facilitate a new first floor and alterations to fenestration.

I consider that the main issue in this case is its effect on the character and appearance of the area.

[site address] is a single storey dwelling attached to the side of a pair of two storey semi-detached houses. It occupies a triangular corner plot at the junction with [address]. [address] is characterised mainly by two storey semi-detached houses with hipped or gabled roofs. There are simple, modestly proportioned single storey outbuildings built to a similar pattern between the pairs along the street. No. 1 is similar in style to the two end properties of a terrace of four fronting [address] at right angles immediately to the southwest. The two central houses in that terrace are of two storeys, similar in style to those along [address].

The policies relevant in this case include QP3 of the Borough Local Plan 2013- 2033 [adopted 2022] (the local plan) and DES.01 of the Windsor Neighbourhood Plan which relate to the character and design of new development. Also relevant is the Council’s Supplementary Planning Document the Borough Wide Design Guide (June 2020) (the SPD).

The alternation of two storey houses and intervening single storey outbuildings provides a regular rhythm of development along the street, which has a spacious appearance due to the wide grass verge along the west side and the front gardens. The main frontage of No 1 faces and relates to [address], where it appears as something of an anomaly. It relates less well to the properties in [address] which form a distinct group facing the open space of [address].

I consider that the proposal would result in a well-proportioned built form which would reflect the size, scale, eaves and ridge heights and detailing of the immediately adjacent pair of semi-detached houses to the north and those opposite at Nos. 6 and 8. There would be a small increase in footprint at ground floor level as a result of the extension to the porch along the side, with the first floor constructed above the existing ground floor. The existing corner plot is a good size, and I consider that the proposal would not appear dominant or overbearing and nor would it significantly diminish the openness and spacious appearance of the corner.

I conclude that the proposal would not harm the character and appearance of the area and that it is consistent with policies QP3 of the local plan and DES.01 of the Neighbourhood Plan.

For the reasons given above, the appeal is allowed.

I have considered the conditions put forward by the Council, having regard to the tests set out in the Framework. A condition detailing the plans is necessary to ensure the development is carried out in accordance with the approved plans and for the avoidance of doubt. A condition relating to the materials is necessary in order to ensure the satisfactory appearance of the development.