Appeal 6004493

The appeal is dismissed.

The main issue is the effects of the appeal proposal on the character and appearance of the host dwelling and the wider area.

[site address] forms part of a residential conversion of former agricultural buildings understood to have taken place to the latter part of the C201. The buildings are located in an attractive rural context, and the conversion works have been executed well, whereby the traditional vernacular and historic use of [site address] and the wider context remain evident.

From the observations I made during my site visit, it seems to me that the elevation on which the extension would be proposed, irrespective of its role now or historically, is an attractive one. [name] accept that the adaptive re-use of the building has resulted in some changes, alongside associated domestic activity, the distinctive character of [site address] as a former traditional rural building is still clear, as a result of such matters as the simple and functional elevations, the irregularity of the openings, the solid to void ratio, the modest building form and overall outward appearance.

Whilst the proposal would be single storey only, it would run for a large expanse of the elevation upon which it is proposed, it would step out some distance from it, and would appear bulky in its overall appearance and the context of the main building. The positive characteristics of [site address] referred to above would become overwhelmed as a result. 1 89/00096/FULL

Further, through the proposed design approach, including the large expanse of glazing, the regularity of the openings, and the lantern lights to the roof, the proposal would result in an overtly domestic appearance, which would run contrary to the prevailing characteristics of the main building.

For these reasons, I do not consider that the proposed extension would compliment the character and appearance of [site address] , it would detract from it. The core components of the traditional vernacular of the building as observed from within the garden of the property and from some sections of the adjacent rural lane, would be harmed.

In reaching my conclusions, I acknowledge that there may have been a larger more modern addition on this elevation historically, but as I understand it, this was removed through the original conversion works. I also accept that the role and purpose of the elevations may have changed over time and through the adaptive re-use. Further, during my site visit, I also observed other buildings and recent developments in the surrounding area. However, whilst taking into account all of the above, these matters do not change how I assess the effects of the proposal upon character and appearance, none of these matters have resulted in me reaching differing conclusions on the proposal.

Overall, I find that the appeal proposal would conflict with Policies S1, DM1 and DM11 of the Mid Devon Local Plan 2013-2033 and Section 12 of the National Planning Policy Framework 2024, which amongst other matters seek to ensure that development is of a high quality that respects the site and its surroundings through its scale, layout, siting, character and appearance.

The appeal proposal would have a detrimental effect on the character and appearance of the application building and the wider area.

As a result of these negative effects, the proposal is in my view unacceptable, and contrary to the development plan, when read as a whole. There are no material considerations that would justify a decision contrary to the provisions of the development plan, in this case.

For all of the above reasons, having regard to all matters raised, I conclude that the appeal should be dismissed.