Appeal 6002959

The appeal is allowed and planning permission is granted for single storey rear extension at [site address] in accordance with the terms of the application, [name]/2025/0085/FF, 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 materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing building.

The development hereby permitted shall be carried out in accordance with the approved plans: Location Plan (scale 1:1250) and [name] and [name]. 002 [name].

The description of development in the above banner heading has been taken from the original application form. The Council’s decision notice includes the demolition of the existing conservatory, and I have determined the appeal accordingly.

The main issue of the appeal is the effect of the proposed development on the living conditions of number [address] (No. 55) with particular regard to outlook.

The appeal property relates to a semi-detached dormer bungalow which is enclosed by a tall fence to the rear which separates the property from its neighbour at No. 55 which is located to the south.

The host property already benefits from a conservatory to the rear, and the proposed development would replace this structure with a single storey rear extension.

The existing conservatory projects approximately 4 metres from the rear and whilst the proposed extension would be wider and taller to its ridge given its apex nature, it would project less from the rear elevation being 3.8 metres in depth. It would also remain to be single storey of a low height.

The extension would be visible from No. 55. However, its low height and apex roof form, together with its limited overall depth ensures that the proposed development would not represent a visually overbearing/dominating feature for the occupiers of No. 55. Further, I do not find the proposed extension to be of notable size over and above that of the existing conservatory which already sits close to the neighbouring boundary. Its proposed solid mass would not alter my findings as it is an acceptable size/design for a residential property in this location. Any impact over and above the existing conservatory would be minimal and would not detrimentally alter the relationship that exists between the host property and No.55.

I appreciate that due to the projection of the extension from the rear elevation, it would be a breach against the guidelines set out in the [name] and Alterations Supplementary Planning Document, 2013 (SPD). However, the existing conservatory already extends further than that proposed, and I find that the proposed development does not conflict with the overall principle of the guidelines which amongst other matters, encourage sympathetic designs that respect the original property and surrounding area.

Given that the extension is replacing an existing conservatory and is acceptable in size and scale, I conclude that the proposed development would not have an unacceptable impact on the living conditions of the occupiers of No. 55 in relation to outlook. The proposed development would therefore comply with Policy SD4 (b) of the [site address] Local Plan, 2018 which explains amongst other matters that development will be permitted where it will not have a significant adverse impact on the amenities of occupiers of existing or proposed nearby land and buildings. For the same reasons, the proposed development would also accord with the guidance contained within the SPD.

Conditions relating to the standard time for commencement of development and a plans condition are necessary in the interests of certainty. A condition relating to materials is also required in the interests of the satisfactory appearance of the development.

For the reasons given above and having had regard to the development plan as a whole, the appeal is allowed, and planning permission is given subject to the attached conditions.