Appeal 6006859

The appeal is allowed and planning permission is granted for a first floor side extension and single storey rear extension at [site address] in accordance with the terms of the application, [name]/25/01072, 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 the approved plans, drawing references: PA61MAR/ 1 - [name]. 30/09/25; PA61MAR/ 2 - [name]. 30/09/25; PA61MAR/ 3 - [name]. 30/09/25; PA61MAR/ 4 - [name]. 30/09/25; PA61MAR/ 5 - [name]. 30/09/25; PA61MAR/ 6 – [name]. 30/09/25; PA61MAR/ 7 – [name]. 30/09/25.

The materials to be used in the construction of the external surfaces of the development hereby permitted shall be as they are set out on the application form and the approved plans.

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.

Notwithstanding the description of development set out above, which is taken from the application form, it is clear from the plans and accompanying details that the development also comprises a single storey rear extension and the side element is over a first floor rather than two storeys. I have described it above accordingly. I find no reason to disagree with the Council’s conclusions on the single storey element, so my recommendation focusses on the side and, specifically, its effect on the character and appearance of the host dwelling and surrounding area.

The appeal relates to a two storey detached property, with a flat roof single storey front projection and attached side garage, a single storey rear extension and a two storey side extension positioned towards the rear. It benefits from a spacious front garden and driveway, setting it well back from the street. The surrounding area comprises a mix of dwelling types, including those characterised by their original broad and expansive frontages. A few have two storey side extensions.

The proposal would be flush with the front elevation and match the height of the main ridge. It would therefore conflict with criteria set out in the [address] Extensions 2004 (SPD). However, the SPD offers design guidance, and the proposal would be modest in scale. It would be contained within the existing garage footprint and therefore appropriate to the size of the plot. Whilst it would be level with the front elevation and roofline of the host dwelling, it would not appear as a dominant addition, as it would be enclosed by the single storey element to the front.

The retention of the vertical brickwork strip to the edge of the host dwelling would help to distinguish the new rendered side extension from the original building. Moreover, and when read as a whole, the proposal’s scale and design would integrate well with the street scene of [address], which includes dwellings with wide original front elevations, and similar two storey side sections. The materials would also match, and the eaves and roof form would align with the existing building, complementing and appearing proportionate with it.

Therefore, the proposal would not cause harm to the character and appearance of the host dwelling or surrounding area. It would not conflict with Policy WD 5 of the Wirral Local Plan 2025 (LP) which seeks, amongst other things, for residential extensions to have regard to existing buildings within the street scene and complement the character of the original dwelling.

Policy WD 23 of the LP relates to amenity considerations; design standards for residential developments and new build dwellings; energy efficiency, overheating, cooling and water usage for major schemes; and tall buildings. It is not directly applicable to the main issue.

To provide certainty and for enforcement purposes, it is necessary to impose the standard time limit and specify the approved plans. The plans show the materials for the walls and roofs only. The application form provides information on the window and door finishes, so a condition is necessary to secure these details. They would be acceptable for the appearance of the host dwelling.

I recommend that the appeal should be allowed given it would comply with the development plan and there is nothing compelling to suggest a decision other than in accordance therewith.

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 above conditions.