Appeal 3371539

The appeal is allowed and planning permission is granted for first floor extension to form additional bedrooms, with the removal of the existing lean to roof and internal alterations at [site address] , Tiptree, Essex [postcode] in accordance with the terms of the application, Ref 250866, and the plans submitted with it, subject to the following

The development hereby permitted shall begin not later than three years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the following plans: Location plan – 6039-SU-02, Proposed site plan - 6039-PA-01, Proposed plans and elevations – 6039-PA-02, Proposed visual – 6039-PA-03, Proposed visual – 6039-PA-04, Proposed first floor plan – 6039-PA-05, Proposed visual – 6039-PA-06.

The external materials of the extension hereby permitted shall match those used in the existing building/dwelling.

The site visit was undertaken by a representative of the Inspector whose recommendation is set out below and to which the Inspector has had regard before deciding the appeal.

The main issue of the appeal is the effect of the proposal on the host property and the character of the area.

The surrounding area consists of an eclectic mixture of properties, with scale, design and materials differing widely. Dwellings can be seen with cladding, brickwork, render all of which vary in terms of their colour. Kumusha is a darkly cladded detached property, with a boxy and modern first floor element that appears as an isolated feature due to the negative space either side of it. It sits on a corner plot where [address] meets [address] and is highly visible within the street scene.

The property, as existing, is a prominent feature within the street scene due to its modern design and boxy first floor addition. The negative space that surrounds the existing second storey at first floor level exacerbates this prominent and boxy form, making it appear as an alien addition to the rest of the dwelling. The proposed first floor extension would help to lessen the prominent appearance of this existing element, and the proposed lean-to roof form would assimilate with the modern design of the property. Whilst the proposed additions would result in a degree of bulk being added to the host property at first floor level, it would be proportionate to the scale of the host dwelling. These additions will aid the second storey section of the dwelling in integrating more seamlessly in contrast to what is currently seen. These additions will be compatible with the scale, form and materials of the host dwelling, enhancing the appearance of the host dwelling, and assist in integrating it into the street scene.

I conclude, the proposal would accord with Policies SP1 and SP7 of Colchester Borough Local Plan Section 1 (2021), and Policies DM13 and DM15 of the Colchester Borough Local Plan Section 2 (2022) which, amongst other matters, require high quality and inclusive design in all developments, and that they enhance the quality of existing places and their environs.

In addition to the standard three-year period implementation condition, which is a statutory requirement, it is necessary, in the interest of certainty, to define the plans with which the appeal scheme should accord. In order to protect the character and appearance of the surrounding area and the host dwelling, I am attaching a condition requiring materials used in the construction of the external surfaces of the development to match those used in the existing building.

The council has suggested two additional conditions, one relating to working hours and another relating to land contamination. Given the small scale of the householder extension, works are unlikely to be excessive, lengthy or generate high levels of activity. In relation to the contamination condition, the works do not require excavation at ground level. Therefore, both conditions are not reasonable or necessary.

For the reasons given above and having had regard to all other matters raised, I recommend that the appeal should be allowed.

I have considered all the submitted evidence and my representative’s report and on that basis the appeal is allowed. [name]