Appeal 6000702

The appeal is dismissed.

The main issues are the effect of the proposed development on: • the character and appearance of the appeal building and the surrounding area, and • the living conditions of the occupiers of Valhalla, with particular regard to outlook and light.

[site address] is a late-20th-Century detached dwelling set within a street of individually designed properties of varied forms and scales. Despite this variety, the appeal property has a clear and coherent composition, defined by its one-and-a-half-storey form, modest height and a prominent front gable. Its low eaves and restrained roof profile allow it to sit comfortably within its plot and contribute positively to the generally modest suburban character of [site address] .

The proposal would introduce a substantially enlarged roof form together with a large, box-shaped front dormer. Although the rear dormer would not be visible from the public realm, the overall increase in roof mass would noticeably alter the building’s proportions and disrupt the established relationship between the roof and the principal gable. The front dormer, with its width, height and flat-fronted design, would project prominently from the roof plane and visually compete with the gable. The enlarged roof form would also create an unusually deep gap between the first-floor windows and the eaves, further emphasising the scale of the alterations. Together, these changes would erode the original hierarchy of built elements and result in a far more assertive and visually dominant roofscape.

Although the appellant refers to the varied character of [site address] and to guidance on dormer design, the proposal would nonetheless occupy a substantial proportion of the roof plane and appear bulky and intrusive rather than subservient. The enlarged roof form would also alter the proportions of the dwelling so that it would no longer read as a modest one-and-a-half-storey building but as a considerably more dominant structure. This shift in scale, combined with the pronounced gap beneath the eaves, would undermine the qualities that currently allow the dwelling to integrate successfully within the street scene.

The enlarged roof form and the prominent front dormer would create a top-heavy and visually incongruous roofscape, sitting awkwardly within the street and appearing unduly dominant in comparison with both the existing dwelling and the surrounding pattern of development.

For these reasons, the proposal would unacceptably harm the character and appearance of the appeal building and the surrounding area. Consequently, it conflicts with Policy DEV20 of the Plymouth & South West Devon Joint Local Plan 2014 – 2034 (JLP) and the relevant guidance in the Joint Local Plan Supplementary Planning Document, which together require extensions to be well proportioned, subservient to the host building and respectful of local character.

Valhalla lies immediately adjacent to the appeal site, separated from it by only a short distance. The property includes a side-facing window that looks towards [site address] , as well as a relatively shallow rear garden. The Council’s concern is that the enlarged roof form would introduce additional mass close to the shared boundary, resulting in an overbearing relationship and a reduction in natural light reaching both the window and the garden.

However, the submitted drawings indicate that the part of the roof structure closest to Valhalla would remain largely unchanged in its form and height. The enlarged roof form would be concentrated towards the centre and opposite side of the appeal property, where the separation distance between the two dwellings is noticeably greater. The existing gable on the side nearest to Valhalla would be retained in its current configuration, and the additional mass would slope away from the shared boundary rather than towards it. This arrangement limits the degree to which the increased roof mass would be perceived from Valhalla.

As a consequence, the additional massing would not present as an oppressive or enclosing feature when viewed from the neighbour’s side-facing window. The orientation of the two dwellings and the sloping profile of the proposed roof would ensure that any change in the level of daylight or sunlight reaching the window or the rear garden would be negligible. The physical relationship between the buildings is such that the proposal would not materially diminish the neighbour’s sense of openness.

For these reasons, the proposed development would not cause material harm to the living conditions of the occupiers of Valhalla, with particular regard to outlook and light. Consequently, it complies with Policy DEV1 of the JLP, which seeks to safeguard satisfactory levels of outlook, daylight and sunlight for neighbouring residents.

The appellant has drawn my attention to Ivybridge Town Council’s resolution to support the application. Nevertheless, I have considered the development on its merits based on all the evidence before me.

For the reasons given above, the proposal conflicts with the development plan and the material considerations do not indicate that the appeal should be decided other than in accordance with it. Accordingly, the appeal should be dismissed.