Appeal 3371392

The appeal is dismissed.

The description provided on the application form refers to the retrospective nature of the planning application relating to this appeal. For confirmation, the development the subject of this appeal has already taken place and is referred to below as “the development.”

The main issue in this case is the effect of the development on the character and appearance of the Corporation Park Conservation Area.

The appeal property is a mid-terrace dwelling, two storeys in height and with a bay window to the ground floor. It is set back from the pavement behind a low brick wall and a small front garden area. The relatively long terrace within which it is located is of brick and slate construction, albeit the appeal property and a neighbouring dwelling have been rendered.

[address] slopes quite steeply away from [address], which is located to the north west of the appeal property, affording some impressive views across Blackburn to the hills beyond. The surrounding area is residential. To the front of the terrace within which the appeal property is located, on the opposite side of [address], there are one and two storey semi-detached dwellings set behind gardens and with longer gardens to the rear; whilst behind [address] there is a ginnel separating it from the rear of a similar terrace of two storey dwellings running parallel along [address].

The appeal dwelling is located within the Corporation Park Conservation Area. This includes Corporation Park, a [name]* Listed Registered Park and Garden (the Council is satisfied that the development is visually separated from and has no impact on Corporation Park itself) and surrounding residential properties, including high-quality detached and semi-detached Victorian and Edwardian villas and rows of terraced dwellings.

[address] is reflective of the character of the area’s red brick terraces developed in the later 19th and early 20th Century. Dwellings are set back behind low walls enclosing small garden frontages, with stone detailing to ground floor bay windows, decorative door surrounds and canopies. These features lend a strong sense of history and uniformity to the Corporation Park Conservation Area.

During my site visit, I observed that whilst there have been alterations and/or extensions to dwellings within [address], dwellings within the terrace have retained many period features and the terrace as a whole has retained much of its original character.

The rear of dwellings along [address] back on to the ginnel between it and [address]. During my site visit, I noted that the roofscapes of both terraces present simple slate roofs as well as a number of repeating slate-roofed outriggers, which sit comfortably below main ridges. This affords a pleasant collective character, in keeping with the Corporation Park Conservation Area’s period and uniform characteristics.

The ginnel itself forms one of a number of linked streets and alleyways that, in providing for pedestrian routes and access, form part of the Corporation Park Conservation Area’s interest.

The development comprises an L-shaped dormer window which extends above the main roof and the outrigger. The dormer appears as a tall, somewhat boxy and bulky feature. It projects almost the full length of the outrigger and does so at a height which extends well above the ridge height of the outrigger’s roof. This results in this element of the dormer drawing attention to itself as an unduly dominant addition.

Further, the dormer above the outrigger appears clumsy and awkward in its surroundings. It draws attention to itself as a large and somewhat boxy feature, widely visible in views from the ginnel and surrounding dwellings. It extends well above the height of the neighbouring element of the original outrigger’s ridge and in so doing, it appears as an incongruous feature. It also appears as an awkward and ill-fitting addition when seen above the outrigger’s ridge height and against adjacent chimneys.

As a consequence of the above, I find that the dormer draws attention to itself as an incongruous feature that disrupts the uniform qualities of the area to a harmful degree. Consequently, the development detracts from and does not conserve the appearance of the Corporation Park Conservation Area.

Having regard to paragraph 215 of the National Planning Policy Framework (the Framework) and to Planning Practice Guidance, I consider that the harm to the character and appearance of the Corporation Park Conservation Area is less than substantial.

This needs to be balanced against any public benefits the development may bring and, in this regard, there is nothing before me that comprises or amounts to a public benefit that outweighs the harm identified.

Taking all of this into account, I find that the development harms the character and appearance of the Corporation Park Conservation Area, contrary to the National Planning Policy Framework and to Policies CP7, CP8, DM26 and DM27 of the Blackburn with Darwen Local Plan 2021-2037, which together amongst other things, seek to protect local character.

In support of the proposal, the appellant draws attention to other dormer developments in the surrounding area. However, none of these represent development or circumstances so similar to the development before me as to provide for direct comparison. In any case, I have found that the development results in significant harm and this is not something that is reduced or mitigated by the presence of other developments elsewhere.

For the reasons given above, the appeal does not succeed.