Appeal 6005196

The appeal is allowed and planning permission is granted for a two storey side extension and rear single storey extension. Roof to front single storey to be removed and substituted with flat roof and railings to form access balcony (to include removal of chimney) at [site address] , The Groaten, [site address] , Worcestershire, [postcode] in accordance with the terms of the application, [name]/25/02671/HP, subject to the conditions in the attached schedule.

In the interests of clarity and brevity I have utilised the description of development as provided on the Council’s decision notice and the appellant’s appeal form.

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

The appeal site comprises a two storey detached dwelling with an adjoining single storey conservatory and garage. The house sits centrally within a large plot of land with extensive gardens to the front and rear.

The proposed development would significantly increase the overall mass of the dwelling. However, the design of the extensions would complement the appearance of the rest of the building. Moreover, while the dwelling would be of a significant size, the corresponding size of the gardens means that it would not appear as an overly dominant structure or erode the feeling of spaciousness that currently exists. Essentially, it’s dimensions would feel entirely appropriate for the site.

In addition, it was notable on my site visit that other homes have been extended nearby. In particular, the dwelling known as Windrush is now a building which is of a size which is not dissimilar from the appeal scheme before me. As such, the proposed development in this instance would clearly not appear as an incongruous feature within the immediate area.

On that basis, I am satisfied that the proposal would not harm the character and appearance of the area. It would therefore conform with the relevant aspects of Policy SWDP21 of the South Worcestershire Development Pan which seek to ensure that development is well designed. I note that paragraph 8.3.2 of the Design Guide Supplementary Planning Document (SPD) sets out that extensions should be subordinate to the host dwelling and that design breaks should be incorporated between the existing and proposed built form. I acknowledge that the proposal would not adhere to these considerations. However, the SPD is only guidance, and for the reasons given, I am satisfied that the design of the proposed development would conform with the overall thrust of the SPD which is to ensure that development proposals, including extensions, preserve character and appearance.

I note that the occupier of the neighbouring property known as Crimond has objected to the proposal on the basis that the proposed balconies could offer views over their front garden area, thereby impinging on privacy. I acknowledge that the proposed balcony of the western side of the front elevation would offer some views into the neighbouring garden. However, the front garden space is already partly visible from the road, and so is not entirely private at present. Moreover, the large garden area to the rear of the property would be unaffected. I therefore do not consider that the proposal would affect the occupiers of Crimond to an extent that could constitute harm.

I have imposed conditions to identify the relevant timescales and plans in the interests of certainty. A condition related to materials is necessary to ensure that the proposal would preserve character and appearance. A final condition is necessary to secure two bat boxes which would enhance biodiversity in accordance with the relevant development plan policies and national policy. I am satisfied that the drainage details provided on drawing no. 300/02 [name] (Block and [name]) would ensure that the proposal would not result in an increase in surface water flooding. As such, I have imposed a further condition to require the retention of this drainage scheme.

The proposed development is in accordance with the development plan when considered as a whole. Having had regard to all matters raised, I conclude that the appeal should be allowed.

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 no’s: Block and [name] (300/02 [name]) and [name] and Elevations (300/08 [name])

The external materials of the extension hereby permitted shall match those used in the existing building/dwelling.

Within six months of the approved development having been completed, two bat boxes must be installed in accordance with the details provided within Section 5.2 of the Preliminary Roost Assessment, November 2025 (Sharpe Ecology Ltd). The bat boxes must be retained thereafter.

The development hereby permitted must be carried out in accordance with the drainage details provided on drawing ref: Block and [name] (300/02 [name]). The drainage system must be retained thereafter unless otherwise agreed in writing by the local planning authority.