Appeal 6000452

The appeal is allowed and planning permission is granted for development described as “part single, part two storey rear extension. New windows to side elevation. Addition of roof lantern to existing flat roof and 4no. new front facing rooflights” at [site address] in accordance with the terms of the application, Ref 25/1051/HSE, subject to the following conditions:

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 approved plans: [name] PL757-3 [name], and [name] & Section PL757-4 [name].

The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing dwelling.

The appeal plans showed two different schemes as far as the works relate to the rear extension. The appellant has confirmed which arrangement was correct and provided new plans to reflect such. Since this was a matter to address what has been agreed as a drafting error and not the submission of fresh evidence, I am satisfied that it would be fair and appropriate to accept the new plans. The Council has not made comment on them, but they did not object to this element in any case despite (taking the originals as a whole) the plans showing effectively two possible outcomes. There were no third party comments on the scheme when it was with the Council.

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 scheme. The main issue in regard to which is its effect on the character and appearance of the area.

The appeal property is one of a pair of semi-detached dormer bungalows in a residential area that exhibits a varied and eclectic character with dwellings of differing styles, scales, and roof forms. Both dwellings within the pair have undergone alterations which have erased much of the original symmetry between them. The appeal property appears to have been significantly modified, including a two-storey flat-roofed rear extension and single-storey addition.

The proposed first-floor extension would result in a modest increase in the building’s overall massing, extending only marginally beyond the existing footprint. While the flat-roofed design would lend a somewhat blocky appearance, it would reflect the existing form of the host property and align with similar rear extensions in the locality. Positioned predominantly to the rear, the extension would be largely screened from public vantage points, with only limited glimpses through the side driveway and neighbouring gardens. Viewed within the context of an already evolved built form in the street, the proposal would not appear dominant or incongruous but would acceptably integrate with the established character of the site and its surroundings. Consequently, any visual impact would be minor and not harmful to the character or appearance of the area.

Therefore, the development would not conflict with Policy D3 of The London Plan (2021), Policies CDH01 and CDH05 of the Barnet Local Plan 2021-2026 (2025) or guidance contained in Residential Design Guidance Supplementary Planning Document (2016) and the National Planning Policy Framework. Amongst other things, these seek to ensure new development optimises the capacity of sites, responds sensitively to local character, building and roof form, scale, massing, and suitable materials.

In addition to the standard time period for commencement of the development, I have set out a condition requiring it to accord with the approved plans, for clarity and enforcement purposes. A condition requiring the use of materials matching that of the existing building is also necessary to ensure an appropriate appearance.

The appeal scheme would comply with the development plan for the reasons I have set out and there is nothing to suggest a decision other than in accordance therewith. I therefore recommend the appeal is allowed, subject to the conditions specified.

I have considered all the submitted evidence and my representative’s report and on that basis the appeal is allowed, and planning permission granted, subject to the conditions set out.