Appeal 6001665

The appeal is allowed and planning permission is granted for single storey rear extension, conversion of front canopy into an enclosed porch and addition of stone cladding to the dwelling at [site address] in accordance with the terms of the application, Ref 25/00390/FUL, and the plans submitted with it, subject to the following conditions:

The development hereby permitted relates to the following approved plans: D000522 A-6; D000522 A-7; and D000522 A-8.

I have taken the description of development from the decision notice rather than the application form, as it provides a slightly clearer description. During my site visit, I noted that the works as described have been completed. I have however deleted the word “retrospective”, as that is not a form of development.

The Council has not objected to the rear extension, the porch enclosure and the side and rear elevation alterations. Following my site visit, I have no reason to disagree. The main issue therefore is the effect of the front elevation alterations on the character and appearance of the host dwelling and the surrounding area.

The appeal site (No 18A) comprises a two-storey end-terraced dwelling at the eastern end of the [address] cul-de-sac. Prior to the stone cladding, No 18A contained buff-coloured bricks at ground floor level and a light-coloured smooth render finish at first floor level.

[address] and nearby roads, I found a variety of elevation materials including red and buff brickwork, light-coloured render, and dark tile hanging and dark and light weatherboard cladding. Many dwellings contain a mixture of such materials between ground and first floor levels. Dwellings with some darker materials are often located alongside those with lighter materials, and some corner plot locations have materials that contrast with their immediate neighbours.

Although there are no examples of stone cladding in the locality, there is no predominant material type. On the contrary, I found the distinctiveness of the area to be in part derived from its material palette that provides a degree of continual variation throughout the estate roads.

The appeal development is at a secluded location, with a dense tree belt beyond the cul-de-sac end. No 18A is also framed by mature trees beyond its rear. The stone cladding successfully assimilates with this verdant and less prominent setting, and the vertical texture patterns along the elevation corners add further interest. Therefore, whilst the stone cladding introduces a unique material type to the area, this does not erode the attractive qualities of No 18A and the surrounding local character, thus avoiding an obtrusive appearance or incongruous impact.

The Council also objects to No 18A’s brown window frames. Whilst the surrounding area mainly contains white-coloured windows, there are some examples of dark-coloured window fittings in the nearby area by the [address] and [address] junction. In any event, the windows as installed on No 18A form a better fit with the stone cladding than a lighter coloured alternative.

I therefore conclude that the alterations to No 18A’s front elevation do not harm the character and appearance of this dwelling and the surrounding area. These works thus comply with [name] 28 and LP 50 of the Bracknell Forest Local Plan 2020-2037 (adopted 2024). These policies require, among other things, development to be of high standard of design that positively contributes to placemaking, and to relate well to the location and surroundings through its design and materials.

My attention has also been drawn to a series of lights that have been installed on to No 18A’s driveway. This does not however form part of the development applied for and therefore does not form part of my considerations under this appeal.

As the appeal development is retrospective, there is no need to impose a time limit condition. A condition clarifying the approved plans is however necessary. As these plans accurately annotate the existing external materials, a further condition governing materials is superfluous.

For the above reasons, the appeal is allowed.