Appeal 6007035

The appeal is allowed and planning permission is granted for a single-storey extension to rear of dwelling and hip-to-gable loft conversion with front and rear dormers at [site address] in accordance with the terms of the application ref EPF/2537/25, 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 not be constructed other than in accordance with the materials specified within the application form and plans.

The development hereby permitted shall be carried out in accordance with the following approved plans: 2507.PD.235B, 2507_PD_111C 2507_PD_112D, 2507_PD_113D, 2507_PD_114C, 2507_PD_115E, 2507_PD_116D, 2507_PD_117D, 2507_PD_119A, 2507_PD_121A, 2507_SD_100, 2507_SD_101, 2507_SD_102, 2507_SD_103, 2507_SD_104, 2507_SD_105B.

The main issue is the effect of the proposal on the character and appearance of the surrounding area.

[address] is a street of diverse character where there are two storey houses, bungalows and three storey town houses. Roof forms vary considerably along the road, with gable ends, hipped roofs and many dormer windows and other changes that lead to no degree of consistency along the road. The height and scale of houses also varies, and the slope of the road emphasises such differences. This diverse character exists along the road, and in the vicinity of the appeal property.

The appeal property is a semi-detached house and there is no balance between the pair as claimed by the Council: the attached neighbour of No. 40 effectively has an additional storey, with a very dominant front gable that rises well above the pitched roof of No. 38, as well as having a side dormer. The ground floors also differ. There is similarly no balance when seen from the rear. Those past alterations to the adjoining house dominate to No. 38 and consequently provide a sense of intrusion to the house and the wider area.

The proposals would see the current hipped roof to No. 38 altered to a gable end. Front and rear dormers would be provided into this altered roof. There are gable roofs to adjoining properties and along the road. The dormer windows would fit comfortably within the altered roof, with sufficient space surrounding them to ensure they do not appear dominant to the roof slope or building. They are appropriately detailed to match the house, with the use of clay tile and zinc cladding respecting the original character of the building and being suitable for works of this nature. The overall scale of the new gable, and the design and scale of the dormers, would – rather than imbalance the pair of houses – provide a more satisfactory composition to the pair, given the scale and form of how No. 40 has been altered in the past.

The single storey rear addition would not be visible in wider views due to its position and the change in levels to the rear of the house. In private views it would be seen as an appropriately designed and scaled extension, which reflects other changes at nearby houses.

The National Planning Policy Framework seeks to achieve well-designed places, and requires developments to be sympathetic to local character. Policy DM9 of the Epping Forest District Local Plan (2023) requires all new development to achieve a high quality of design and contribute to the distinctive character of the local area and says that development proposals must, amongst other matters, relate positively to their locality, having regard to building heights, and the form, scale and massing around the site. The proposals in this appeal are a skilful example of how a house can be extended whilst having close regard to the limitations and opportunities presented by its position next to a heavily-altered house in an area of diverse character. The extensions would be an enhancement to the building, with the detailing and architectural form in the drawings showing clear awareness of the origins of the property. The proposed development would thus be consistent with Policy DM9 and with the Framework.

I have attached a condition requiring the development to be constructed of materials as shown in the drawings, to ensure a satisfactory appearance to the development. A condition has been attached specifying the approved drawings in the interests of precision.

For the reasons given above I conclude the proposed development is consistent with the development plan. The appeal is allowed.