Appeal 6006518

The appeal is allowed and planning permission is granted for a single-storey front/side/rear extension, front porch, front bay window and alterations to exterior finish and fenestration and removal of existing air conditioning unit without complying with conditions attached to planning permission Ref 2023/3341 at [site address] in accordance with the terms of the application, Ref 2025/3096, subject to the following conditions:

The development hereby permitted shall be begun before the expiration of three years from 20 February 2024.

The development hereby permitted shall be carried out in strict accordance with the following list of approved plans: Location and Site Plans 100, Proposed Ground Floor Plan 102 [name], Existing and [name] 103 [name], Existing and [name] 104, [name] and [name] 110 [name], Existing and [name] - 1 111 [name], Existing and [name] 112 [name], Existing and [name] – 2 113 [name], Existing and Proposed Section A-A 120 [name], Existing and Proposed Section B-B 121 [name].

The development shall not be erected other than in the following materials: Walls - render; Roof - [name] flat roof proposed at extension; Door and Windows - New uPVC windows.

Planning permission was granted for (inter alia) extensions, front porch, front bay window and alterations to exterior finish and fenestration at [site address] on 20 February 2024 under reference 2025/3096. That original planning permission will inure whatever the outcome of this appeal.

The proposal seeks to construct the approved scheme with variations including alterations to the design and a change to the external facing materials of the walls to be render. The Council did not express any objections to the proposed design and form of the extension but did raise concern in relation to the use of materials for the walls.

The main issue is the effect that varying the conditions would have on the character and appearance of the existing dwelling and area having particular regard to the use of render for the walls.

The existing house comprises a detached, brick-built home under a tiled roof. It is set within a cul-de-sac of similarly styled and proportioned homes albeit that each home has a slightly different design and/or have been altered and extended since their original construction. Most homes are finished with brick as the facing material for the walls, albeit that there is some variation. There are examples where painted render or weatherboarding has been used for the first floor although these are in the minority.

This proposal would result in render being applied to the entirety of the walls of the house. This would mean it is different from most other homes in the cul-de-sac. However, this is not to say that such a difference would be harmful to the character and appearance of the area. It would not result in the house becoming overly strident or indeed, at odds, with the prevailing character of the street scene overall. I accept that the use of render across the whole house would be different. This, however, does not equate to harm. The site is not within a conservation area or subject to any other form of special designation.

Accordingly, I conclude that varying the conditions of the permission to allow the use of render to the walls would have an acceptable effect on the character and appearance of the area. The variation to the conditions is therefore reasonable and in accordance with policies CS10 and CS17 of the [name], policy DM2 of the Elmbridge Local Plan Development Management Plan, the [name], the National Planning Policy Framework (the Framework) and National Design Guide.

I have re-imposed all the conditions of the Council’s original decision with modifications and edits. This has been done whilst having regard to paragraphs 56 and 57 of the Framework and Planning Practice Guidance.

Condition 1 has been modified so as to set a time limit for the implementation of the permission for a period of three years from the original grant of planning permission. Condition 2 has been adjusted to reflect the updated and revised plans. Condition 3 has been altered to pertain to rendered walls and removed reference to sash windows and aluminium sliding doors which no longer feature on the contemporaneous scheme.

The reasons for imposing the conditions remain the same as the reasons originally specified by the Council.

For the reasons given above the appeal should be allowed and a new planning permission is granted with conditions.