Appeal 6001749

The appeal is allowed and planning permission is granted for a loft conversion incorporating pitched roofed front dormers rear dormer at [site address] in accordance with the terms of the application, Ref 25/00631/FUL, 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 01, 02 and 06A.

The description of development in the heading above and the formal decision has been taken from the planning application form. Neither of the main parties has provided written confirmation that a revised description of development as set out in the decision notice has been agreed. Accordingly, I have used the description given on the original application form. I do not consider that this has prejudiced any of the parties and I have proceeded with the appeal on this basis.

The appellant has provided an amended plan, which includes the proposed material finishes. I consider the proposal before me (should the plan be included), is essentially the same as the scheme that was considered by the Council and therefore that the appeal process is not being used to evolve the scheme. Furthermore, the Council has had the opportunity to comment on this information. As such I am satisfied that the information does not alter the proposed development to an extent that anyone involved in the appeal would be prejudiced or impacted should I accept the plan. I have therefore proceeded with the appeal on this basis.

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

The appeal site consists of a semi-detached single-storey dwelling within a row of buildings fronting [address]. Development in the area primarily comprises single-storey semi-detached dwellings. [address], dwellings have undergone alteration, including substantial dormer extensions to the front and rear roof slopes, typically finished with a flat roof. There are pitched roof dormer windows with a flat roof link in Ashcombe, close to the site, and permission has been granted1 at No [address] for such development.

The proposal is for dormer additions to the front and rear roof slopes. The front dormer would be finished with a pair of pitched roof dormer windows linked by a roof element. The combination of the pitched roof and flat roof link would limit the bulk of the extension and respect the scale of the existing dwelling. Whilst not as prevalent as flat roof dormers, pitched roof dormers linked with a flat roof are evident in the locality, including within Ashcombe. The proposal would have a wider flat roof link but would reflect this style and would complement the existing roof additions in the street scene.

The front dormer would be position centrally within the roof slope and below the ridge of the dwelling. The dormer would be set away from the eaves and substantial roof verges to the sides would be retained. The modest scale and sensitive position of the extension would ensure that it would appear as a subservient addition that would respect the scale and design of the existing dwelling. The size of the verges to either side of the dormers, as well the distance from the eaves and the pitched roof elements, would accord with the advice set out in paragraph 8.2 of the Supplementary Planning Document 2 [name] 2007 and the advice within the [name] 2018.

I conclude that the proposal would not harm the character and appearance of the area. The development therefore accords with Policy DM1 of the Development Management Plan 2014, which requires, amongst other things, that proposals have a scale and form appropriate to the locality.

Schedule 7A of the Town and Country Planning Act 1990 (as amended) introduced a statutory framework for biodiversity net gain, and it applies to all planning applications for non-major development submitted on or after 2 April

Under the statutory framework, subject to some exceptions, every grant of planning permission is deemed to have been granted subject to the [name] (BGC), which requires that at least a 10% increase in biodiversity value is met. However, the Planning Practice Guidance states that the BGC does not apply to householder development, such as the appeal proposal.

In addition to the standard time limit condition, I have imposed a condition requiring that the development is carried out in accordance with the approved plans. This is in the interests of certainty. As the amended plan states the materials to be used, an additional condition would not be necessary. 1 APP/B1550/D/25/3366219

For the reasons given above the appeal should be allowed.