Appeal 6001605

The appeal is allowed and planning permission is granted for the erection of part single storey part first floor front extension, single storey rear extension, rear dormer window and front roof light windows, in connection with loft conversion at [site address] , [address], Bromley [postcode] in accordance with the terms of the application, Ref 25/01979/FULL6, and the plans submitted with it, subject to the conditions in the attached schedule.

The appeal relates to a planning application that was not determined by the Local Planning Authority (LPA) within the prescribed period. The LPA has confirmed it does not contest the appeal as it considered the proposed development would not result in a significant loss of amenity to local residents nor impact detrimentally on the character of the area.

The main issues are the effect the proposed extensions would have on the: • Character and appearance of the existing dwellinghouse and surrounding area • Living conditions of occupiers of neighbouring dwellinghouses.

The appeal property comprises a detached two storey dwellinghouse with a distinctive catslide roof over an internal garage to the front elevation. It has front and rear gardens, with a drive leading to the garage to the front also. The front elevation of the garage protrudes much further forward than the principal elevation. The site is gently sloping downhill from the access from the road. The building is typical of the development in the surrounding area. The street scene characterised largely by two storey dwellings of varying designs and styles. There are other dwellinghouses with catslide roofs nearby; these have dormer windows to the front roof slopes. The two storey dwellings either side of the site do not have catslide roofs, but have gable ends to their side elevations, resulting in a similar configuration of front and rear roof slopes.

The proposed development would make a change to the character of the existing dwellinghouse. However, it has not been brought to my attention that the dwellinghouse benefits from any designation, the property does not stand within a Conservation Area, nor is it subject to any specific designation that seeks to preserve its individual character or appearance. As required by Bromley Local Plan 2019 (BLP) Policy 6, the scale, form and materials would respect those of the host dwellinghouse.

The proposal would lead to a notable increase in floorspace. However, due to the size of the site and the position and design of the existing dwellinghouse, this increase would be absorbed without resulting in a notable effect on the street scene. Furthermore, as required by BLP Policy 6, the gaps between buildings are to be maintained and the introduction of dormer windows would be reasonable in terms of scale as well as positioned away from prominent roof slopes.

The bulk of the first-floor additions appear to have been considered and although the front elevation of the garage would be shared by the first floor and ground floor additions, the roofs would have a stepped effect when viewed from the road. Both would appear subordinate additions to the dwellinghouse. The street scene surrounding the site hosts many dwellinghouses that have flat roofed dormer windows as well as those with hipped roofs. As such, the proposed first floor front extension would be unlikely to look out of place.

A window shown on the plans as serving the existing bathroom would serve the new bedroom above the garage as the bathroom is to be relocated. This requires restrictions to be placed on this window to preserve the privacy of neighbours. Subject to this restriction, the proposed development would not result in a loss of privacy by way of overlooking of nearby residents as new windows look out onto existing overlooked space and are not close to boundaries. The extensions would also be unlikely to cause harm by way of reduced daylight or sunlight received into neighbouring properties due to their position and scale.

The design of the proposed development would appear to have taken visual cues from the development in the area – particularly in terms of scale, form and materials. Due to the proposed roof configuration, dormer position and the use of materials that are sympathetic to the character of the area, the extensions would not have a detrimental effect on the existing dwellinghouse, street scene or the character and appearance of the area. The proposed development would be acceptable in design terms and consistent with [name] 6 and 37.

Additionally, the proposal does not give rise to any significant effects on the living conditions of occupiers of neighbouring dwellings and is consistent with BLP Policy 37.

The National Planning Policy Framework (NPPF) paragraph 57 sets out that planning conditions should be kept to a minimum and only imposed where they are necessary, relevant to planning and to the development to be permitted, enforceable, precise and reasonable in all other respects.

I have considered conditions against the tests in the NPPF and the advice in the Planning Practice Guidance (the PPG). The LPA proposed conditions to be attached to any planning permission granted. I have attached all of these to the permission, subject to some minor amendments as necessary to comply with those documents and in the interests of clarity, precision, and simplicity.

It is necessary to specify conditions confirming the time limit for development and approved plans for certainty (see conditions 1 and 2, respectively). Condition 3 requires materials to match (as far as possible) those of the existing dwellinghouse in order to respect the existing dwelling and allow the development to be compatible with that of the surrounding area.

Condition 4 reflects the LPA proposed condition to place restrictions on the side-facing window at first floor level that formerly would have served a bathroom, but as indicated on the submitted plans, will serve a bedroom. It is not clear from the submitted documents as to whether the bathroom window would be replaced or modified to facilitate conversion to a bedroom. This condition will mitigate opportunities for overlooking and preserve privacy for neighbouring residents.

For the reasons given above, the proposal would not conflict with the development plan and there are no material considerations, including the NPPF, that indicate the decision should be made other than in accordance with it. The appeal should be allowed and planning permission granted.

The development to which this permission relates must be begun not later than the expiration of 3 years, beginning with the date of this decision notice.

The development hereby permitted shall be carried out in accordance with drawings: • Site location plan - Planning Portal Reference: PP-14044083v1 • Proposed block plan – Plan. No: 1781/ • Proposed ground floor plan - Plan. No: 1781/6 • Proposed first floor plan - Plan. No: 1781/7 • Proposed elevations - Plan. No: 1781/11 • Proposed loft room - Plan. No: 1781/8 • Proposed front and rear sections - Plan. No: 1781/9 • Proposed side section - Plan. No: 1781/10

The materials to be used for the external surfaces of the development hereby permitted shall as far as is practicable match those of the existing building.

Before the new first floor bedroom above the garage (as shown on Plan No: 1781/7) of the development hereby permitted is first occupied, the window in the side elevation serving the new front bedroom shall be obscure glazed to a minimum of [name] 3 and shall be non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed and the window shall subsequently be permanently retained in accordance as such.