Appeal 6006405

The appeal is allowed and planning permission is granted for a single storey rear extension; two storey side extension; single storey side extension and render to existing porch at [site address] , [name] [postcode] in accordance with the terms of the application, Ref P25/1280, subject to the following

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 O2/C, 03/B and 04A.

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 description in the banner is taken from the application form with proposed room details omitted for ease of reference. The decision notice also includes reference to rendering the existing porch. The evidence implies that this is acceptable. I have no reason to disagree and have included it. This change has not prejudiced the ability of any party to make their case in respect of the appeal scheme. The main issue in regard to which is its effect on the character and appearance of the area.

The appeal building is a detached property in a residential area. It occupies a corner plot with gardens to the front, side and rear. The side elevation faces [address]. The rear boundary is bordered by fencing on the same side. The same can be said for the neighbouring property to the rear and together they create a tall, fenced boundary along the roadside. There are a variety of forms and designs that occupy corner plots with varying distances to boundaries and differing boundary treatments with no distinguishing building line.

The two-storey element would be in a similar position to the existing garage and would therefore be stepped in with the single storey part then being closest to the boundary. This would allow views across the site and reduce the obviousness of the two-storey aspect in the street scene. The proposals as a whole would have a subordinate appearance to the existing dwelling. Particularly the single storey element which would appear very similar to the existing garage situation. Reducing the sideways projection to single storey would also acceptably assimilate the impression of the resulting width of the extended dwelling.

There would be adequate space between the extended part and the roadside, and it would be in line with the existing stepped back frontage which would therefore retain a degree of spaciousness. Views of the extended parts would be clear when travelling along [address]. For the reasons set out, they would not be harmful. They would therefore comply with Policies ENV2 and ENV3 of the Black Country Core Strategy 2011 and Policies L1 and S6 of the Dudley Borough Development Strategy 2017 which are concerned with local character amongst other things.

I have not been directed to the specific part of the Dudley Council Residential Design Guide Supplementary Planning Document 2023 that the Council has based their decision upon. The proposal may not strictly comply with all of its aspects; however, and for the reasons I have set out above, the overall design would relate well visually to the original house and would be subordinate in terms of scale which would be in accordance with the general thrust of the document’s aims.

Other than the standard time limit condition, it is necessary to ensure that the development is carried out in accordance with the approved plans for certainty and enforcement. These also show an acceptable external materials match. There is thus no need for a further condition thereon.

For the reasons given above, the appeal scheme would comply with the development plan and there is nothing compelling to suggest a decision other than in accordance. I therefore recommend that the appeal should be allowed.

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 set out above.