Appeal 6006566

The appeal is allowed and planning permission is granted for construction of a first floor front extension, part single, part two storey rear extension with rear roof extension. Replacement rear dormer removing terrace and removal of side dormer. Demolition and replacement single storey side extension, garage conversion with new roof over and removal of rearmost non original chimney stack. Replacement matching front dormer, replacement of entrance porch with open roof canopy. New rooflights, replacement roof finishes, windows and associated internal and external alterations and landscaping works at [site address] in accordance with the terms of the application, Ref 25/3549/HD, and the plans submitted with it, 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: 500.P10 (D); 500.P311 (D); 500.P321 (D); 500.P331 (D); 500.P341 (D); 500.P351 (D); 500.P361 (D); 500.P401 (D); 500.P411 (D) and 500.P421 (D).

The description on the planning application form only refers to part of the proposal and therefore I have taken the comprehensive description from the Council’s decision notice which refers to all the works detailed on the submitted drawings.

Planning permission was granted in 20251 for alterations to the property. The appeal now before me differs only in respect of proposed alterations to the front of the property to include removal of an existing front dormer in a cat slide roof above the garage and its replacement with new a brick and render bay extension with hipped roof over. The Council’s reason for refusal only relates to the proposed alterations to the front of the property. The Council’s officer report does not identify any conflict with development plan policy in respect of the other parts of the proposal, including the replacement of the entrance porch with an open roof canopy.

Accordingly, the main issue in this appeal is the effect of the proposed alterations to the front of the property on the character and appearance of the host dwelling and the Blackheath Park Conservation Area (CA).

The CA is predominantly residential with properties located on spacious, tree-lined roads with soft verges. The properties vary in terms of age, design and proportions but this mix, together with their verdant surroundings result in a quiet, suburban quality with a sense of exclusivity. The CA gains significance from its architectural and historic interest.

The appeal property is located on Brookway, which consists of a mix of semi-detached and detached dwellings set back from the road in spacious plots. Established planting to the front of the properties, mature street trees and grass verges give the area a verdant feel. The hipped roofs, bay windows and use of matching materials give this inter-war housing area a sense of coherence despite their being variation in the design of the properties. This makes a positive contribution to the significance of the CA.

The existing property has a catslide roof with a dormer window over the garage, which is a common feature on some, but not all properties on Brookway. The appeal proposal would alter the appearance of the dwelling, and this would be contrary to the advice in the Urban Design Guide Supplementary Planning Document adopted October 2023.

However, the first-floor extension would only extend across approximately one third of the existing front elevation and project forwards to a limited extent. The garage would project further forwards, but this would be single storey. The scale, design and siting of the proposed alterations would not detract from the key features of the existing property including the two-storey bay window to the front and its hipped roof. I saw that other properties in Brookway had a hipped roof at first floor level to the front, similar to the appeal proposal. Flat roof garages were also commonplace. As such the proposal would not appear as an uncharacteristic or unsympathetic addition. 1 [name]: 25/0509/[name] of a part single, part two storey rear extension with rear roof extension. Replacement rear dormer removing terrace and removal of side dormer. Demolition and replacement single storey side extension, garage conversion with new roof over and removal of rearmost non original chimney stack. Replacement matching front dormer, replacement of entrance porch with open roof canopy. New rooflights, replacement roof finishes, windows and associated internal and external alterations and landscaping works.

The extensions which would incorporate materials and detailing found on the existing property and those elsewhere on Brookway. This coherent use of materials and details would preserve the significance of the CA.

Therefore, with reference to the duty set out in Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 regarding the desirability of preserving or enhancing the character or appearance of the CA, I conclude that the effect of the appeal proposal on the CA would be a neutral one. The proposal would preserve the character and appearance of the CA, and no conflict would arise with Policies D3 and HC1 of The London Plan adopted March 2021 and Policies DH1, DH3, DH(a) and DH(h) of the Royal Greenwich Local Plan Core Strategy with [name] adopted July 2014. These require that development, including residential extensions, responds appropriately to its context, conserves heritage assets and the historic environment.

Other applications2 at the appeal site and unspecified extensions approved elsewhere are not relevant to the proposal before me.

In addition to the standard time condition, it is necessary to specify the approved plans in the interests of certainty. A condition relating to materials is not necessary as the planning application form confirms the use of matching materials.

The proposed development would accord with the development plan and there are no material considerations that outweigh this finding. Accordingly, the appeal is allowed.