Appeal 6002730

The appeal is allowed and planning permission is granted for demolition of extension and garage and build new in similar character at [site address] , Carlton, Wakefield in accordance with the terms of the application, reference 25/04275/FU, and the plans submitted with it, 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 the following approved plans: Location Plan; Proposed Block Plan including amendment 3; and detailed plans including amendment 1, dated 31 July 2025.

The works hereby permitted shall be carried out in materials that match the existing dwelling.

The first floor of the extension hereby permitted shall not be occupied until the west facing glazing (facing [address]), to the first floor area shown as ‘landing’ on the plans, has been fitted with obscured glazing. Once installed, the obscured glazing shall be retained at all times thereafter.

The main issues are the effect on the character and appearance of the area; and the effect on the living conditions of the residents of [address] with regard to privacy.

The council describe the proposal as ‘Demolition of two storey and single storey extension and detached garage to rear and erection of three storey and single storey extension incorporating an attached garage and raised patio area with steps and balustrade above to rear; new first floor window to east elevation (side)’. Although this more comprehensively describes the detail of the proposal, as it is not Appeal Decision: 6002730 evident that this change in description was agreed, I have retained the original description as set out in the application form.

The council is concerned that the rear extension would be overly dominant and incompatible with the form and design of the original dwelling. The house is set forward from its neighbours and is therefore prominent in the street scene. The original front element of the house has a distinctive form and detailing. It has a narrow footprint and overhanging eaves to the hipped roof. The proposed rear addition would replace an existing rear extension that has a flat roof. Although set in from the side elevations, the existing extension detracts from the appearance of the property and is clearly apparent in views, particularly from the east.

The proposed changes would retain the hipped roof to the side and front of the property and the existing chimneys. The eaves of the roof of the rear extension would be marginally below the height of the retained original eaves. The rear addition would follow the alignment of the side wall to the east and would extend deeper into the site than the existing rear extension. Whilst a step back from this alignment would provide greater distinction between the original and the new, the retention of the original roof form and its detailing, above the lower eaves of the new extension, would be sufficient to ensure that the original character of the property would remain clearly distinguishable. Whilst the deeper form of the rear extension would be relatively prominent in views from the east, it would represent an improvement in design terms overall, compared to the original flat roof addition.

The rear extension would be set in from the west side of the property and as a result, it would have a more limited impact on views from the west. It would similarly offer a design improvement compared to the existing rear additions. Although it would have a gable facing the rear, such features are not uncommon in the area and the inclusion of a hipped roof would not offer significant visual benefits. The rear extension would not extend across the entirety of the rear elevation and overall, it has been sensitively designed. It would not be viewed as being disproportionate in relation to the size of the main dwelling.

Subject to appropriate materials, which are described as matching within the application form, the proposal would improve upon the existing layout of the property and would be of an appropriate scale and design. It would not result in harm to the character or appearance of the area and would not conflict with the design expectations of policy P10(i) of the [name] (as amended by the [name] 2019) (CS); policies GP5 and BD6 of the Unitary Development Plan (Review 2006) (UDP); or policy HDG1 of the Householder Design Guide Supplementary Planning Document 2012 (SPD). It would not conflict with the National Planning Policy Framework as the development is likely to function well and would add to the overall quality of the area.

The proposal includes a two storey element of glazing to the west facing side of the new extension. This would provide light to the side entrance area and the kitchen beyond at ground floor level; and to an area described as a landing at first floor level. The ground floor element would replace an existing glazed area that serves the side entrance. The proposed entrance and glazing would be set further back from the boundary. This element would not increase overlooking of the neighbouring area of front garden. The first floor element would provide significant potential for overlooking. However, the appellant has indicated that this glazing could be obscured to overcome this concern. This would be necessary. Subject to Appeal Decision: 6002730 obscured glazing at first floor level, this would address the concerns raised and would ensure that the proposal would not harm the amenities of the residents of [address] with regard to privacy. It would not therefore conflict with the amenity requirements of CS policy P10(iii); UDP policy GP5; or SPD policy HDG2.

In conclusion, the proposal would improve the appearance of the dwelling by replacing the rear flat roofed extension and would be a minor benefit to the street scene. It would not result in unacceptable harm to the living conditions of neighbouring residents. As there are no other matters that weigh significantly against the proposal, I allow the appeal.

I have imposed conditions relating to the commencement of development and the details of the approved plans for the avoidance of doubt and in the interests of proper planning. The application form sets out that the materials to be used would match and a condition would require this to ensure that the development would have a satisfactory appearance. I have imposed a condition to require that the west facing glazing, to the first floor landing, be obscure glazed and retained as such.