Appeal 6000651

The appeal is allowed and planning permission is granted for single storey front, side and rear extension with 2no roof lights at [site address] in accordance with the terms of the application, [name]/20729/001, and subject to the conditions set out in the attached schedule.

The main issue is the effect of the proposed development on the living conditions of the occupiers of [address], with particular regard to visual impact and outlook.

The appeal site comprises [site address] (No 10), a 2-storey semi-detached dwelling situated in a predominantly residential area. No 10 benefits from off-street parking to the front and a private garden to the rear.

[address] (No 8) is a semi-detached dwelling situated on an adjacent plot to No 10. An accessway runs alongside the side of No 8 closest to No 10, which leads to a wide paved area to the rear of No 8. An outbuilding is situated on this paved area. Beyond the rear of the outbuilding is a garden, which stretches for some length towards the rear of No 8’s plot. I observed that the outlook from the paved area to the rear of No 8 is interrupted by the fence on the common boundary, by part of the side elevation of [address] (at a distance), and by trees situated further afield. Overall, despite the presence of these features, the outlook from the paved area is fairly clear and open.

The proposed extension would extend beyond the rear wall of No 10 by approximately 6 metres, and would link to the proposed side extension element of the proposed development. However, it would be single-storey only with a flat roof and would be sited approximately 0.85 metres away from the boundary with No 8. As such, due to its maximum height and its distance from the common boundary, its visual impact would be limited when seen from the paved area. For the same reasons, the existing mostly open outlook from the paved area would be largely unaffected.

The proposed extension would not extend past the existing outbuilding at No 8. When viewed from No 8’s rear garden, the proposed extension would be seen against No 10’s rear elevation. Hence, its impact on both the existing outlook and the sense of openness experienced by users of rear garden would be minimal. Given the large size of the rear garden and the distance of the proposed extension from it, the proposed development would not meaningfully alter the enjoyment of the garden for the occupiers of No 8.

Taking all of the above into account, the proposed development would accord with the guidance given in paragraph 2.2.1 of the SPD1 which provides that the size and siting of an extension should not lead to an extension which is visually imposing or overbearing for neighbouring properties, including creating a sense of enclosure (that is being boxed in) or a loss of outlook when viewed from habitable room windows.

I therefore find that the proposed development would have an acceptable effect on the living conditions of the occupiers of No 8, with particular regard to visual impact and outlook. It would comply with Core Policy 8 of the Core Strategy2 and with Policies H15, EN1, and EN2 of the Slough Local Plan (adopted 2004) which collectively provide that, amongst other things, the design of all development within the existing residential areas should respect the amenities of adjoining occupiers.

I have considered the need for conditions against the advice on conditions set out in the National Planning Policy Framework (the Framework) and the Planning Practice Guidance (PPG).

Conditions are necessary, in the interests of clarity and enforceability, setting out the timescale for the commencement of development (condition 1) and the approved plans (condition 2), respectively. A condition is necessary controlling external materials to ensure that the proposed development would have an acceptable appearance (condition 3).

Conditions are necessary preventing the extension from being used a balcony (condition 4), and to prevent any additional windows being formed on the flank elevations of the extension under permitted development (condition 5), to protect the living conditions of the occupiers of No 8 and [address], with particular regard to privacy.

The windows on the flank elevation facing No 8 would be located sufficiently below the eaves of the proposed single-storey extension such that they would be screened by the existing fence along the common boundary. Thus, no actual or perceived overlooking towards the plot at No 8 would occur. Consequently, a condition requiring these windows to be obscure glazed is not necessary.

As this appeal relates to a householder application, the biodiversity gain condition is not applicable. 1 Slough Local Development Framework Residential Extensions Guidelines Supplementary Planning Document (adopted 2010) 2 Slough Local Development Framework Core Strategy 2006 – 2026 Development Plan Document (adopted 2008)

For the reasons given above, having considered the development plan as a whole, the approach in the Framework, and all other relevant material considerations, I conclude that the appeal should be allowed.

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: SLP & Proposed Block Plan ([name]. 10FA/001/PL) ([name]), Existing & [name] ([name]. 10FA/002/PL) ([name]), [name] ([name]. 10FA/004/PL) ([name]).

The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those specified in the application form (dated: 11th April 2025).

The roof area of the extension hereby permitted shall not be used as a balcony, roof garden or similar amenity area.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification), no windows/dormer windows other than those expressly authorised by this permission shall be constructed on the flank elevations of the development hereby permitted. End of Conditions Schedule