Appeal 6000379

The appeal is allowed and planning permission is granted for the construction of hip to gable loft conversion with dormer and installation of solar panels at [site address] , Barnet, Edgware [postcode] in accordance with the terms of the application, Ref 25/0639/HSE, subject to the following conditions:

The development hereby permitted shall begin no 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: 24-2582 D01 REV 1, 24-2582 D03 REV 1, 24-2582 D05 REV 1, 24-2582 D07 REV 1, 24-2582 D09 REV 1, 24-2582 D10 REV 1.

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 is the effect of the proposed development on the character and appearance of the host dwelling and the surrounding area.

The street scene of the area generally consists of semi-detached houses with broad frontages and a variety of distinctive features, including flat roofed, two-storey bay windows and front gabled bay windows. Many houses in the surrounding area have hip-to-gable extensions, rear dormer extensions, or both. The varied architecture and additional development have created a changing roof and building line along the street. Cumulatively, this gives the area an evolving, varied and visually interesting character and appearance. Appeal Planning Officer 6000379

The host dwelling forms the left-hand half of a pair of semi-detached houses. This pair shares a distinctive, broad, front gabled roof overhanging inset ground floor bay windows. The adjoining counterpart to the right of the host dwelling has a hip-to-gable extension and a single storey side extension. This makes this pair of semi-detached houses currently appear disproportionate and unbalanced.

The proposed development would make the host dwelling appear more complementary with its adjoining counterpart. Due to its set down from the ridge and the use of matching materials, the proposed rear dormer would appear subservient to the host dwelling. From the front of the site, views from the street would be in small glimpses from the side and would be seen in the context of similar developments. From the rear of the site, views from nearby streets are from a significant distance away and are substantially screened by existing landscaping. Together, this reduces the overall prominence of the proposal.

The proposed development would conflict with elements of the Local Plan Supplementary Planning Document: Residential Design Guidance (2016) which recommends that dormer extensions should normally be set in at least 1 metre from the party wall, flank wall or chimney stack. Nevertheless, I find that the use of matching materials, the set down from the ridge, and the limited visibility from the street, would ensure that the proposal remains subservient to the host dwelling and would be appropriate for this site in this context.

For these reasons, the proposed development would not harm the character and appearance of the host dwelling and the surrounding area. Consequently, it would not conflict with Policy D3 of the London Plan (2021), and Policies CDH01 and CDH05 of the Barnet Local Plan 2021-2036 (2025). Together these seek to ensure that development is well-integrated with its surroundings, particularly in terms of style, form and materials, and does not result in unacceptable harm to the character and distinctiveness of the built environment.

In addition to the standard time period for commencement of the development, a condition to ensure that the development accords with the approved plans is necessary in the interests of certainty.

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

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