Appeal 6003263

The appeal is allowed and planning permission is granted for a single storey rear extension at [site address] , [site address] , [site address] , [postcode] in accordance with the terms of the application, [name]/25/00391/FUL, subject to the following conditions:

The development hereby permitted shall begin not later than 3 years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the following approved plans: 24-129-01 [name] and 24-129-02 [name].

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.

There is one main issue which is the effect of the proposed extension on the character and appearance of the host dwelling and the surrounding landscape and open countryside.

The appeal dwelling is located in an isolated location in the countryside. It is a former modern agricultural barn with accommodation set over two floors. Whilst it retains its original profile, including a shallow pitched roof and traditional roof overhang on the front elevation, the addition of doors and windows, the use of facing brick to infill the previously open ground floor and the creation of a domestic curtilage has resulted in the building now having the character and appearance of a dwelling, albeit a barn conversion. Nevertheless, its simple, recognisably agricultural form ensures that it sits comfortably in its open, rural location. Appeal Decision Ref: 6003263

The proposed single storey extension would attach to one side of the existing dwelling but would be set back from the front elevation such that most of the extension would project beyond the rear elevation of the host building and into the landscaped garden of the property. The extension would be some 7.2m in depth and about 6.4m in width, adding an area of around [address] meters of additional built development. The appellant states that this would amount to around 12% of the existing floor area which is in the region of [address] meters. The extension would have a ridge height noticeably lower than the existing dwelling.

The relative size and set back location of the proposed extension would ensure it appeared subservient to the original dwelling. In addition, the simple design, shallow pitched roof and front overhang, the use of matching materials and similar fenestration would ensure it echoed and blended with the character and appearance of the host dwelling as a converted agricultural building.

In terms of its effect on the surrounding landscape and the rural area, the discreet location of the extension, substantially screened from the surrounding area, including the public highway, by intervening vegetation would ensure its visibility in the wider area would be very limited. This, together with its modest size relative to the main building and sympathetic profile would ensure it had no material effect on the character or appearance of the wider area.

It is concluded on the main issue that the proposed extension would have no materially detrimental effect on the character or appearance of the host dwelling or the surrounding landscape and open countryside. In consequence, it would comply with Policies 3 and 8 of the [site address] [name], 2011- 2031, adopted 2016, East Northamptonshire Local Plan Part 2, 2011-2031, 2023, and Policy HF.DE1 of the [site address] Neighbourhood Plan, 2015.

Taken together and amongst other things, these expect new development, including extensions, to reflect local distinctiveness by responding to the site’s immediate and wider context and character. It should be located and designed to be sensitive to its landscape setting, retaining the distinctive qualities of the area, and integrate positively with the surrounding area and buildings, including the host building, so as not to detract from their character.

Turning to conditions, in addition to the statutory commencement condition, I shall impose conditions that require the development to be carried out in accordance with the approved plans and in materials that match the existing building. These are necessary to provide certainty and to protect the character and appearance of the host dwelling and the surrounding area.

For the reasons set out above and having regard to all other matters raised, I conclude that the appeal should be allowed.