Appeal 3362903

The appeal is dismissed.

The appeal property has planning permission for a two storey side/rear extension and single storey rear extension1. The extensions have been built but are not in accordance with the permission.

In addition to the application the subject of this appeal, the appellant also submitted a planning application for a front porch2. This application was refused by the Council and is the subject of a separate appeal decision3.

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

The appeal property is located in a residential area and comprises a two storey, brick and tile-built end of terrace dwelling within a short row of four dwellings. The appeal property is situated in a residential area, with two other similar short rows of four dwellings close by on [address].

The appeal property is located close to [address], which is characterised by the presence of older brick and slate-built two storey terraced dwellings. 1 Reference: HOU/351328/23. 2 Reference: HOU/353914/24. 3 Reference: APP/W4223/D/24/3364458.

Unlike dwellings along [address], which are set close to the road behind low walls and narrow front garden areas, the three rows of four dwellings along [address] are set back from the road behind parking areas and/or gardens. This affords [address] a sense of spaciousness as one enters it from [address].

Further to the above, during my site visit, I observed that the three rows of four dwellings appear very similar in form. With the exception of the appeal dwelling, each of the end dwellings in each row has a hipped roof. I also observed that the ground floors of dwellings have bay windows with mono-pitch roofs above and each row of dwellings has a central passageway.

These similarities, together with the common use of red brick and tile materials, results in an attractive sense of uniformity. [name] observed during my site visit that there are examples of dwellings in the locality that have been extended and/or altered, such changes do not generally detract from the area’s spacious and uniform attributes. 10.The development includes the creation of two gable roofs. The first of these is above the rear extension and results in the creation of a large pitched roof with a rear gable. This element of the roof extends at the same height as the main ridge and results in a feature that draws attention to itself as a prominent, large and bulky feature. 11.The roof above the side extension also extends from the main ridge and this results in a large gable roof that appears large, bulky and out of character with the surrounding area – which is otherwise notable for the uniform qualities of its short terraces of four dwellings with hipped roofs to either end. 12.Taken together, I find that the development results in a large, bulky and relative to its surroundings, a conspicuously top-heavy development that overwhelms the original character of the host dwelling and fails to appear subordinate to it; and which appears incongruous within its wider setting. 13.Taking all of the above into account, I find that the development harms the character and appearance of the area, contrary to the National Planning Policy Framework and to Policy JP-P1 of the Places for Everyone Plan (2024), which together amongst other things, seek to protect local character.