Appeal 6003200

The appeal is allowed and planning permission is granted for a front and side extension (partial replacement of existing front conservatory) at [site address] , Calderdale, [postcode] in accordance with the terms of the application, Ref 25/00906/HSE and the plans submitted with it, subject to the following conditions:

The development hereby permitted shall begin not later than 3 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 Council states that a previous application for the same development as that the subject of this appeal was refused1 under the same policy context as applied to the application the subject of this appeal.

The main issue in this case is the effect of the development on the character and appearance of the area.

The appeal property is a two-storey semi-detached dwelling and it is situated within a predominantly residential area on a steeply sloping hillside. It is largely hidden from view, at the end of a narrow lane which squeezes between a stone wall and the rear of stone dwellings. Local topography and the presence of other buildings 1 Reference: 22/01380/HSE. and woodland means that only occasional distant glimpses of part of the appeal dwelling can be seen from its wider surroundings.

Like the majority of nearby buildings, the appeal dwelling is constructed of stone and slate and has a largely traditional form, save for an unsightly and modern conservatory, which projects from the dwelling’s front elevation and appears as an incongruous extension.

The area’s character is defined by its topography, greenery, the solidity and traditional features of its stone buildings, both old and modern and the copious presence of attractive stone boundary walls and terraces.

During my site visit, I observed that, as well as being largely hidden in views from the public domain, there are notable visual differences between the appeal dwelling and its attached neighbour, due to the presence of modern additions. As a consequence of this and the partially “hidden” location of the properties, the symmetry of the two attached dwellings is not especially significant in respect of the character of the area.

The proposal would involve the demolition and removal of the incongruous conservatory and its replacement with a single storey stone and slate front extension. It would also extend the appeal dwelling to the side across two stories. In so doing, the front elevation of the first floor extension would step-back from that of the host dwelling and the extension’s roof would be set-down in height from that of the host dwelling.

I find that the above would result in the creation of an attractive addition to the appeal dwelling, entirely in character with its main qualities. Further, the replacement of an incongruous conservatory with an extension designed to blend well with the original dwelling would result in the significant enhancement of the appeal dwelling and its immediate surroundings.

Also in the above regard, I find that the stepping back and setting down of the side extension, as described above, would result in a sympathetic extension that would appear as a subordinate addition to the host dwelling.

In addition to the above, the proposed addition of external stone terraces would, I find, enhance the appearance of the proposed development as a whole and be reflective of and in keeping with, the positive historical built context of both the immediate and the wider surrounding area.

Taking this and all of the above into account, the proposed development would not harm the character and appearance of the area and would not be contrary to the National Planning Policy Framework; to Policies BT1 and GN4 of the Calderdale Local Plan (2023); or to the Council’s Placemaking and Design Guide Supplementary Planning Document (2024), which together amongst other things, seek to protect local character.

I have considered the conditions against the tests set out in Paragraph 57 of the Framework. I find that a condition in respect of materials is necessary in the interests of local character.

For the reasons given above, the appeal is successful.