Appeal 6003442

The appeal is dismissed.

There is one main issue which is the effect of the proposed garden shed on the character and appearance of the local street scene and the surrounding area.

The appeal dwelling is a large, detached, 2.5 storey house on a modern housing estate. It fronts onto an open surface water drain and adjacent footpath which forms a main walking route through the estate. Other nearby dwellings, including [address] and other properties opposite, also face onto the footpath, resulting in a pleasant open and peaceful street scene.

The plot at the appeal dwelling includes a long, narrow strip of land that significantly extends the length of the front boundary and runs between the surface water drain and [address]. The proposed long, narrow wooden shed, which was in place at the time of my site visit, would occupy the far section of this strip and would be situated between the main façade of No 34 and the drain and footpath. It would have a mono-pitched roof sloping towards No 34 and a rear elevation facing the footpath.

The shed would be clearly visible from the footpath, rising about the scrubby boundary vegetation. Its stark, blank, wooden rear wall would appear alien in the context of the street scene which is characterised mainly by dwelling facades and the vegetation on plot boundaries and adjacent to the drain. It would thus form an unsympathetic element of built development in close proximity to the drain and public footpath. This would be out of character with the generally spacious, open streetscape where dwellings are set back behind small but defined frontages. Moreover, it would block much of the outlook from the footpath towards No [address] of an attractive dwelling façade with the noticeably closer and Appeal Decision Ref: 6003442 incongruous rear wall of the shed, diminishing the pleasant character of the path which was well used at the time of my site visit.

It is concluded on the main issue that the proposed shed would have a materially detrimental effect on the character and appearance of the local street scene and surrounding area. In consequence, it would conflict with Policies ENV1 and ENV2 of the East Cambridgeshire Local Plan, 2015 (as amended 2023), and with Policy SBNP17 of the Soham and Barway Neighbourhood Plan, 2024. Taken together and amongst other things these policies expect new development to be designed to a high quality such that it enhances and complements local distinctiveness and public amenity. In particular, its location, scale, form, design and materials should create a positive and complimentary relationship with existing development.

The appellant suggests that the shed would be acceptable since it is a traditional garden shed within the garden of a dwelling on a piece of underutilised land. However, the siting of the shed in a highly visible frontage position would be uncharacteristic and unsympathetic, resulting in an unacceptable form of development.

Interested third parties have raised concerns regarding the effect of the shed on the living conditions at No [address]. [name] agree with the Council that no material loss of light or privacy would occur and that the structure, due to its limited height, would not be overbearing, I am concerned that it would have a materially detrimental effect on outlook from the dwelling. This would result from its overall size and proximity to the main front ground floor windows in the dwelling which serve habitable rooms.

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