Appeal 6003739

The appeal is allowed and planning permission is granted for the proposed side ground floor extension to accommodate utility/spice kitchen at [site address] , Newdale, Telford, Telford and Wrekin [postcode] in accordance with the terms of the application, [name]/2025/0802, 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 the approved plans, drawing references: 25.824 P01 Rev and 25.824 P03 Rev.

The materials to be used in the construction of the external surfaces of the development hereby permitted shall be as they are set out on the application form.

The site visit was undertaken by a representative of the Inspector whose recommendation is set out below and to which the Inspector has had regard before deciding the appeal.

The Council has referred to policies within The Telford & Wrekin Local Plan review, which was subject to examination in March 2026. However, I am not aware of the exact stage it has reached, the extent of any unresolved objections to the relevant policies or whether these will be considered as consistent with the National Planning Policy Framework (the Framework). Consequently, and whilst I have taken these policies into account, I have considered the appeal under the adopted development plan at the time.

Extensions to the side and rear were under construction at the time of my site visit. They appear to relate to planning approval Ref. TWC/2025/0641. There is sufficient information available to make an informed assessment of the appeal scheme from both the plans and what I saw on site.

The main issue is the effect of the proposed development on the character and appearance of the host dwelling and surrounding area.

The appeal relates to a two storey detached property, with side and rear extensions currently under construction. It occupies a prominent and elevated corner plot. Along its side boundary, it features a tall brick wall, which staggers down in height towards the rear. The surrounding area comprises a mix of dwelling types and includes other detached properties characterised by their original broad and expansive frontages.

Due to the appeal site’s pronounced position on higher ground, the proposed extension to the side would be visible from public vantage points along [address]. However, as a modest single storey development to be finished in matching materials, it would read as a clearly subordinate and sympathetic addition. Whilst the proposal would be taller, it would have a similar visual effect as the existing high brick boundary wall and the greenhouse behind it, which already present as obvious and solid features in the street scene. It would also sit within the same extent as the brick wall and remain visually contained by the much larger side elevation of the host. Moreover, it would not appear unusual or discordant, given the presence of existing single storey detached garages positioned besides the pavement, on the same side of the road as the appeal site.

The proposal would be seen in combination with the recently approved extensions under planning application Ref. TWC/2025/0641. However, given its modest proportions, it would add only limited additional width, when viewed alongside the much larger two storey and single storey side extensions currently being built. When read as a whole, the proposed and approved extensions would integrate well with the area, which feature many dwellings with wide front elevations. Whilst the proposed extension was removed during negotiations under Ref. TWC/2025/0641, for the reasons set out above, I have found that it would not give rise to harm in relation to the main issue.

Therefore, the proposal would not cause harm to the character and appearance of the host dwelling or surrounding area. It would not conflict with [name] 1, BE 2, SP 1 and SP 4 of the Telford & Wrekin Local Plan 2018 and the Framework. Together, and amongst other things, these require developments to respond to its context and for the design to remain in keeping with the existing building.

To provide certainty and for enforcement purposes, it is necessary to impose the standard time limit and specify the approved plans. A condition is also necessary to ensure the materials accord with the details submitted in the application form. They would be acceptable for the appearance of the host dwelling.

I recommend that the appeal should be allowed given it would comply with the development plan and there is nothing compelling to suggest a decision other than in accordance therewith.

I have considered all the submitted evidence and my representative’s report and on that basis the appeal is allowed. Planning permission is therefore granted, subject to the conditions specified.