Appeal 6000101

The appeal is allowed and planning permission is granted for single storey rear extension and enlargement of roof to accommodate loft conversion. Conversion of existing garage into habitable room at [site address] in accordance with the terms of the application [name]/24/03497/FULL6, 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: 24/1908/02 proposed floor plans; 24/1908/03 existing and proposed elevations; site plan (undated) and location plan (undated).

Before the development hereby permitted is first occupied, the proposed first floor window in the side (north) elevation serving the en-suite bathroom shall be obscure glazed to a minimum of Pilkington privacy Level 3 and shall be non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed. Thereafter, the window shall be permanently retained as such.

The appeal proposals include a number of alterations which do not form part of the Council’s reason for refusal. The Council’s officer report does not identify any conflict with development plan policy in these respects. Accordingly, the main issue in this appeal is the effect of the proposed first floor extension and dormer window on the character and appearance of the host dwelling and the wider area.

The appeal site is located in a predominantly residential area with a mix of dwelling types and sizes. In the main, properties on the east side of [address] are ____________________________________________________________________________________________ bungalows, some with dormer windows in the front and side roof slopes. Properties on the west side of the road have mansard roofs. The appeal site is close to the junction with [address] where there are a number of properties with dormer windows to the front roof slope. In summary, the appeal site is located in an area where many properties have dormer windows to the front roof slope.

The appeal proposal includes a first floor extension above the existing garage. Set down below the main ridge, and lower than the ridge of the adjacent dwelling, the extension would appear subservient to the host dwelling. Extending the existing dormer window, which spans much of the existing front roof slope, would not be out of character nor significantly change the appearance of the appeal property. As dormer windows are a common feature in the surrounding area, it would not appear out of place in the street scene.

The appeal proposal would extend the first floor closer to the neighbouring property. However, the adjacent two-storey dwelling is positioned at an angle to the appeal site which creates a spacious relationship between the two dwellings. This would not be harmfully altered as a result of the proposed development. As a result, the proposal would not appear cramped or be overbearing.

For these reasons, no conflict would arise with Policies 6 and 37 of the Bromley Local Plan, adopted January 2019, insofar as they require residential extensions that respect the scale and form of the host dwelling and are compatible with surrounding development. There would also be no conflict with Policy D3 of The London Plan, adopted March 2021 which requires proposals to respond to local distinctiveness.

In addition to the standard time condition, it is necessary to specify the approved plans in the interests of certainty. A condition requiring that the window on the side elevation is obscure glazed and non-opening is necessary in the interests of protecting residential amenity.

The proposed development would adhere to the development plan and there are no material considerations that outweigh this finding. Accordingly, the appeal is allowed.