Appeal 3376195

The appeal is allowed and the roofing materials submitted pursuant to condition No 2 attached to planning permission Ref 25/00327/FUL granted on 20 May 2025, in accordance with the application dated 28 October 2025 and the details submitted with it, are approved.

An application for costs was made by [name] against the decision of Epsom and Ewell Borough Council. This is the subject of a separate decision.

I saw on my site visit that the construction of the dwelling was well advanced and that the roof had been completed using Spanish slate. I have determined the appeal on this basis.

The planning permission granted under Ref 25/00327/FUL was subject to a number of conditions, including No 2 which required details of materials and colours for the development to be submitted and approved.

The appellant applied for the approval of wall render, roof tiles, and window and door details. The Council considered that the proposed roof tile, Spanish slate, would adversely contrast with the brown/red clay roof tiles which are the predominant character of the area. The Council raised no objection to the appellant’s choice of cream render and UPVC window and door details.

The main issue, therefore, is the effect of approving the submitted details on the character and appearance of the area.

The appeal site is located towards the middle of [address], within a predominantly residential area. The portion of [address] between the appeal site and its junction with [address] is characterised by two storey semi-detached houses in brick and render with brown plain tiles, whilst the section between the appeal site and [address] is characterised by detached bungalows finished with render and orange pantiles. The houses and bungalows in the immediate vicinity of the appeal site exhibit somewhat greater variety, with render the predominant facing material, and the roofs finished with plain tiles, pantiles or slate/slate effect tiles, in a colour range of brown, orange and grey.

Although the most common facing materials in [address] are render and brown/orange tiles, 33 and [address], which are bungalows on the opposite side of the road from the appeal site, are finished with render/pebbledash and grey slate/slate effect tiles. It appears that both properties have been reroofed recently, but are now part of the established character of [address].

Whilst the use of grey Spanish slates does not reflect the predominant orange and brown tiles in the street, it closely matches these recent examples of slate/slate effect tiles, and is underpinned by the use of cream render on the walls which conforms to the prevailing finish found in the area. By sensitively complementing the variety of styles and colours of roofing materials locally, the proposal reinforces rather than conflicts with the established character of the area. My observations indicate the slates are of good quality and enhance the appearance of the street.

I therefore conclude that the proposal respects the character and appearance of the area, in accordance with Policy CS5 of the [name] 2007 and policies DM9 and DM10 of the Development Management Policies Document September

Together these policies require good design which respects the most essential elements identified as contributing to the character and local distinctiveness of a street, including typical details such as building materials. The proposal satisfies the requirement of paragraph 135 of the National Planning Policy Framework to ensure that developments maintain a strong sense of place, including materials, in order to create attractive and distinctive places.

For the reasons given above, I conclude that the appeal should be allowed.