Appeal 6000859

The appeal is allowed, and planning permission is granted for development described as the “erection of two storey extension and rear dormers, single storey front extension, and first floor extension to extend roof pitch and new gable to front. Installation of solar panels at [site address] , Gloucestershire [postcode] in accordance with the terms of the application, [name].25/1133/HHOLD, 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 drawing numbers: PP-14101314v2, MOR/A/07, [name]

The external materials of the extension hereby permitted shall match those used in the existing building.

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 description of development above differs from the application form; however, this has been agreed upon by the main parties and has therefore been reflected above. To avoid superfluous detail, I have removed reference to the previous permission but have taken it into account. There is an extant planning permission for the two-storey extension and rear dormers. My recommendation therefore focusses on the new gable to the front and its effect on the character and appearance of the area. This is the main issue in the appeal.

The appeal site is a semi-detached dwelling on a prominent corner plot surrounded by others baring design and composition similarities, particularly in forward facing multiple gable/dormer features. Some of the surrounding dwellings have been extended in the past. However, and as a collective, they retain the consistent forward facing features which positively identify a cohesive street.

The new section to the front, whilst it would add bulk and mass to the dwelling, it would not increase the building’s footprint, appear cramped or constrained. The increase of built form to the upper level would reduce some of the visual break currently experienced, but it would not harmfully do so. It would be at a slight angle; however, this is due to the boundary of the site and would only be partially viewed at the side. Even with this angular design, it would tidy the flank elevation and not be so vastly different to what has already been approved. It would be similar to the existing street features and, consequently, assimilate with the existing building, reflecting the established consistent pattern of the street scene.

The proposal would not therefore be harmful to the character or appearance of the area and thus would comply with Policy HC8 of the Stroud District Local Plan 2015 which, amongst other things, seeks to ensure development proposals are of a high-quality design and standard.

The proposal is within the Cotswolds Natural Landscape (formerly known as the Area of Outstanding Natural Beauty). It has not been raised as a contentious matter and given the overall limited development scale and surrounding residential dwellings, I agree with the Council’s conclusion that the proposal would conserve the scenic beauty of the National Landscape.

The standard time limit condition and reference to the approved plans are necessary for enforcement purposes. In addition, it is necessary to ensure that the materials used are to match the host dwelling to be in keeping with the area. The Council has not recommended any other conditions, and I have not deemed any others necessary.

For the reasons given above, the appeal scheme would comply with the development plan and, subject to the stated conditions, I recommend the appeal should be allowed.

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