Appeal 6004160

The appeal is allowed and planning permission is granted for extend an existing bungalow with an additional storey to create a first floor, plus rear and side extensions and associated works at Bevanro, [site address] , Minety, Malmesbury [postcode] in accordance with the terms of the application, [name]/2025/06646, 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 nos: Location Plan, Existing and Proposed Site and Block Plan 25-12 V5 PL05A; [name] 25-012 V5 PL25B; [name] and [name] 25-012 V5 PL20B; and [name] 25-012 V5 PL30A.

The external surfaces of the development hereby permitted shall be constructed in the materials shown on plan no. 25-012 V5 PL25B.

The main issue relevant to this appeal is the effect of the proposal on the character and appearance of the area.

The appeal property is a single-storey dwelling set back from the road within a modestly sized plot. It lies within a predominantly residential area with dwellings on both sides of the site and further residential development on the opposite side of [site address] . The property forms part of a small group of bungalows. While two of these are of a similar design, the group overall is varied in terms of scale and appearance, and the appeal property does not share the same design as others in the group. Each bungalow is centrally positioned within its plot, which are all modest in size and broadly comparable.

Although the appeal site forms part of a small group of bungalows, the surrounding context of [site address] is characterised by a mixed pattern of development rather than a uniform single-storey form. Two-storey dwellings are prevalent within the wider street scene on both sides of the road, and there are examples where bungalows and two-storey houses sit alongside one another. While some of the dwellings opposite the site are partially screened by trees and hedgerows, they nonetheless contribute to the character of the street. The group of bungalows does not appear as a distinct or isolated form of development when viewed in the context of surrounding properties. Consequently, building height is not a defining or determinative characteristic of the area. The consistent set-back from the road, modest plot sizes, and the prevalent use of natural stone as a facing material as well as details such as bay windows are recurring features which contribute to a cohesive character along this part of [site address] .

The appeal property occupies a modestly sized but proportionate plot, centrally positioned and set back from the highway in a manner consistent with neighbouring dwellings. The proposed development would retain this established siting and would not result in a footprint or plot coverage that is notably greater than nearby dwellings.

The proposed increase in height would be carefully controlled through a multi-hipped pitched roof form, limited roof features and a balanced elevational composition. This would help to moderate the perceived bulk of the building and ensure that the resulting form would not appear disproportionately sized alongside the neighbouring bungalows. The roofscape would be further controlled through the limited use of rooflights and the incorporation of pitched gables to the front and rear. Taken together, these elements would ensure that the roof would not appear visually cluttered. The incorporation of design detailing commonly found in the locality, like the bay window and a timber canopy over the front entrance, further reinforces this visual compatibility in the wider context.

The existing dwelling is finished in imitation stone and render and concrete roof tiles. The proposal includes the replacement of these materials with natural stone and imitation stone roof tiles, which reflects the predominant building materials found in the locality. In this respect, the proposal would replace finishes that are not characteristic of the area with ones that are. Overall, the proposed materials and design approach would reflect those found locally, and the resulting two-storey dwelling would be consistent with other development within the wider area.

While the proposal would introduce a two-storey dwelling between single-storey properties, such juxtapositions occur elsewhere along [site address] and do not appear incongruous within the broader townscape. Given the varied scale of development, the consistent building line, and the use of locally characteristic materials, the proposed two-storey form would integrate effectively into its surroundings and would not appear cramped within its curtilage, nor would it read as disproportionately large when viewed in the context of the street. The topography of the area is relatively flat, and development along this straight stretch of road is readily visible. Nevertheless, for the reasons given above, the proposal would not appear out of character within the street scene and thus views of it would not be harmful.

The proposed cladding of the existing garage in waney edge board would be subservient to the natural stone finish of the house and would be appropriate within the wider context where outbuildings and boundary treatment are often finished with timber.

I acknowledge that the proposed development would materially alter the scale and appearance of the host dwelling and that its existing single-storey form would be largely lost. Due to the extent of development proposed, the scheme would not fully reflect the advice in [name] of the [name] (the [name]), which seeks to ensure that extensions and alterations are subordinate and read as additions to the original building.

However, the [name] is guidance rather than policy and allows for flexibility where proposals can be shown to sit comfortably within their context. In this instance, I find that the extended dwelling would relate appropriately to the character of the street scene. Given the varied scale of development in the area, the use of natural stone, and the modest massing of the building, the proposal would not cause harm to the character or appearance of the area. In these circumstances, a degree of departure from the [name] would not be inappropriate.

Therefore, for the reasons given above, the proposed development would not harm the character or appearance of the area and would accord with Policy 57 of the [name]. This expects development, amongst other matters, to respond positively to the existing townscape and landscape features in terms of building layouts, built form, height, mass, scale, building line, plot size, elevational design, materials, streetscape and rooflines to effectively integrate the building into its setting.

Matters related to the structural suitability of the existing property are outside of the remit of this appeal. Furthermore, there is no substantive evidence that the building would not be capable of accommodating the proposed additions.

It has not been evidenced that there is a lack of bungalows in the nearby area nor that demand outstrips supply to the point where schemes like that proposed should be refused on this matter.

Further to the statutory commencement condition and condition requiring the development is carried out in accordance with the permitted plans is necessary in the interests of certainty. A condition requiring the material used matches those shown on the permitted plans is necessary in the interests of the character and appearance of the area.

The proposed development would be in accordance with the development plan, and the material considerations do not indicate that the appeal should be determined other than in accordance with it. Therefore, for the reasons given above, I conclude that the appeal should be allowed.