Appeal 6001086

The appeal is allowed and planning permission is granted for ‘single storey and two storey side extension. Alterations’ at [site address] , in accordance with the terms of the application, [name]/25/1689/2, 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 nos 2025/08/180 Page 2 of 10 ([name]), 2025/08/180 Page 4 of 10, ([name]), 2025/08/180 Page 6 of 10 (Proposed Roof Plan), 2025/08/180 Page 7 of 10 ([name]) and 2025/08/180 Page 10 of 10, (Proposed Site 1:500).

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.

Since the original decision the Council have adopted the Charnwood Local Plan (2026). This replaces the Charnwood Local Plan Core Strategy (2015) and the saved policies from the Borough of Charnwood Local Plan (2004) such that the policies of those plans cited on the decision notice are no longer part of the development plan and have no weight. I have therefore considered the relevant policies within the Charnwood Local Plan (2026). Both main parties have had the opportunity to comment on the new local plan.

The main issue is the effect of the proposed development on the character and appearance of the area.

The appeal site comprises a two-storey semi-detached dwelling located in a residential area. The street scene is mostly characterised by pairs of semi-detached dwellings which are generally similar in terms of their scale and external appearance. The design similarities in terms of the hipped roof forms, bay windows and facing materials of the dwellings contributes to a coherent appearance overall which is a positive feature of the area.

Although the pairs of dwellings are mostly separated by gaps at first floor level, the gaps are small and some have been eroded through first floor side extensions, as can be seen at [address] (No 97) adjacent. Furthermore, the appeal site is located on a bend in the road where the small gap to No 97 is only visible in limited views from the front of the property. In this context, I find that the gap between the appeal property and No 97 does not make a strong contribution to the character and appearance of the area.

I acknowledge that the Council’s Design Supplementary Planning Document (2020) (SPD) advises that the spaces between and around buildings can be important. It refers to the example where extensions to semi-detached houses creates a terracing effect. However, the SPD also advises that setting back an extension from the front line of the house can be a way to overcome this effect.

In that regard, the proposed two-storey side extension would be setback from the original front elevation of the house, and the roof ridge would be set down from its original roof ridge. This would ensure that the main property would be viewed as the dominant building and that the extension would respect its shape, proportions and size, in accordance with the SPD. Furthermore, due to the setback of the extension combined with its limited visibility, it would not appear visually prominent or incongruous in the street scene to the extent that planning permission should be refused.

I therefore conclude that the proposed development would not have an unacceptable impact on the character and appearance of the area. It would comply with Policy DS4 of the Charnwood Local Plan (2026) which requires, amongst other things, that new developments make a positive contribution including by respecting and enhancing the character of the area, having regard to scale and massing.

The proposal would also comply with the guidance in the SPD and the National Planning Policy Framework, insofar as they seek extensions that respect the existing property and are sympathetic to local character.

The standard time limit and the approved plans conditions are necessary in the interests of providing clarity for all parties.

A condition requiring that the materials used match those used in the existing dwelling is also necessary in the interests of protecting the character and appearance of the area.

The proposed development would comply with the development plan as a whole and there are no other material considerations which would alter this finding. Therefore, I recommend that 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.