Appeal 6003122

The appeal is allowed and planning permission is granted for the proposed single storey rear extension at [site address] , Swinmore, Munsley, Herefordshire [postcode] in accordance with the terms of the application, Ref 252568, 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 drawing no’s 25.08.P03 and 25.08.P04 [name].

The external surfaces of the development hereby permitted shall be constructed in the materials shown on plan no. 25.08.P03.

The main issue is the effect of the proposed development on the character and appearance of the host dwelling within its setting.

The appeal site is within a countryside location and comprises a detached dwelling which has been significantly extended over time. The original cottage remains at the centre with substantial two storey extensions to each side complemented by a number of adjacent outbuildings arranged around a parking / courtyard area. It now presents as a large, modern property set within an extensive site. Access is via a private single lane track, which is also a Public Right of Way (PROW), screened from the property by a substantial deciduous hedge.

The proposed development is a single storey extension to the rear of the host dwelling with accompanying brick wall to link to an existing outbuilding. Contrary to the understanding of the Council, the appellant confirms that facing brick would be used to match the existing dwelling. Due to the orientation of the dwelling, the rear elevation faces the access track and PROW.

The design of the proposed development responds to the existing site arrangement. The angle of the extension would cause it to wrap around the parking and turning area, both enclosing the space to a degree and edging the formal garden to maximise internal light and views. The site is large and there is substantial space around the property to accommodate the development.

The proposed crown roof structure is visually compatible with the hipped form of the host dwelling and continues the form and height of an existing side porch area. The low overall height of the development means that, when the boundary vegetation is in leaf, it would only be glimpsed at an angle when passing the gated access to the property. At maximum visibility during the winter months, the extension would be viewed as a contemporary addition within a spacious site. In this specific instance, both the angled shape and roof form provide a design solution that minimises scale and corresponding visual impact.

Whilst the resulting dwelling would be a significant change in character from the original cottage, the majority of the changes have already occurred, giving rise to the symmetry referred to by the Council. In considering the potential impact to the character and appearance of the host dwelling as it is now, the extension would have a moderate impact on the symmetry when viewed from the rear, however this is not the principal elevation of the dwelling which would remain unaffected. The extension would not obscure the details of the cottage nor dominate the overall appearance of the dwelling. It would be physically attached to a more recent side extension and set away from the original cottage to reinforce its subordination.

The siting and scale would result in the extension being visually integrated with the outbuildings and read as such. The surrounding buildings demonstrate a modern, contemporary appearance providing a setting within which the proposed extension would sit comfortably. The use of facing brick and roof tiles to match the existing dwelling would contribute positively to the integration of the extension within the site. As such, the proposed development would not have an unacceptable harmful effect on the character and appearance of the host dwelling within its setting.

The principle of limiting development within a site based upon the proportion of cumulative development against the original footprint is not established within the development plan as presented to me. All applications and appeals must be determined on their own merits against the policies of the development plan, taking into account any other material considerations and I have approached the appeal on this basis.

For the above reasons, I find no conflict with Policy SD1 of the Herefordshire Local Plan – [name] 2011-2031 or Policy 2 of the made Bosbury and Catley Neighbourhood Development Plan 2011-2031. These policies require development to make a positive contribution, focussing on local distinctiveness, site characteristics and where appropriate, allowing for innovative design. Furthermore, the development accords with the approach to achieving good design as set out in the National Planning Policy Framework (NPPF).

Legislation requires the imposition of a condition specifying the period for commencement of the development. In addition, conditions are necessary to identify the approved drawings to provide certainty, and to ensure that matching materials are used to maintain the character and appearance of the dwelling and the contribution it makes to the surrounding area.

For the reasons given above the appeal should be allowed.