Appeal 6002781

The appeal is allowed and planning permission is granted for erection of first floor front extension with associated fenestration, addition of one window and alterations to solar panel location at [site address] , Hertfordshire [postcode] in accordance with the terms of the application, ref 3/25/1394/HH, 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: P001, P002, P003, P004, P005.

The description of development used above is taken from the Council’s decision notice, rather than the application form, since this describes the proposed development in its entirety.

The main issue is the effect of the proposed first floor front extension on the character and appearance of the semi-detached pair and group of properties of which it forms a part.

The appeal site is part of a group of four semi-detached pairs of similar form on the northern side of Valeside. These pairs share a projecting front gable feature to their eastern side, and a flat roofed front projection to their western side. Other than these elements, however, there is little consistency in the appearance of these properties. They display differing materials, including brick tones and cladding, and have been subject to extensions and alterations over time, including to their front elevations. As a consequence, any continuity in their appearance has been heavily diluted and I consider their consistency is not a factor which makes a strong contribution to the character of the area. The rest of the cul-de-sac comprises residential properties of varied design, scale and appearance.

The proposed first floor front extension would entail the loss of the flat roofed front projection, and the introduction of a front extension and smaller gable feature, not mirrored on other properties in this group. However, its height and width would be modest, its roof form would be set substantially below that of the existing house, and it would not dominate the front elevation. Taken together with the varied character of this group of properties, unacceptable harm to the character and appearance of the property, the group or this part of Valeside, would not occur, even accounting for the appeal site’s elevated position.

For the reasons given, the proposal would comply with policies HOU11 and DES4 of the East Herts District Plan 2018, which include that development should be a high standard of design, appropriate to the character of the dwelling and the area, and that extensions generally should appear as subservient additions.

The Council’s Officer Report sets out why no concerns are pursued in relation to other aspects of the proposal, including the relocated solar panels and new window. Based on the findings of my site visit I have no strong reason to reach a different view.

In the absence of any substantive reason or evidence of the likelihood of bats on the site, I have not imposed restrictions in this regard. In addition to the time limit condition, I have listed the approved drawings to provide clarity to all parties. Those drawings include adequate annotations relating to materials to be used, and I do not find any other conditions would meet the test of necessity.

The proposal would comply with the development plan and the appeal is allowed.