Appeal 6007894

The appeal is allowed and planning permission is granted for a single storey extension to form a granny annexe at [site address] in accordance with the terms of the application, Ref S25/2055, 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 no 25.030PL03-1.

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 scheme. The main issue in regard to which is its effect on the character and appearance of the area.

The appeal property is semi-detached with a large garden to the front and side. It is surrounded by open fields and screened from wider views by mature trees on the front and side boundary. The same can be said for most of the properties close to the appeal site which gives the area a lush sense of rurality. There are a number of other similar pairs of semi-detached dwellings along [address]. Many have been subject to rear and side extensions and large curtilage buildings. Painted render lends a pleasant sense of consistency to the area.

The extension would have a lower height than the existing dwelling and due to the mature landscaping around the property, the proposal would be largely screened from wider views. Given its height, the proposal would not compete for visual dominance with the host dwelling or the neighbouring attached property. There is no doubt that the extension would have a larger footprint than the original dwelling but there would still be adequate space available on the site to accommodate the extension whilst retaining a large garden space.

Properties within the area have been subject to similar alterations and I have not been provided with any compelling evidence as to why the dwelling should be preserved in its original form or indeed why an annexe attached thereto could not have a larger floor area. The extension would use materials to match the existing property which will further aid its visual assimilation. The scheme would not therefore cause harm to the character and appearance of the area and would comply with Policy DE1 of the South Kesteven District Council Local Plan 2020. This is concerned with the character of an area amongst other things.

Since there is no harm alleged to heritage assets, there is no need for me to consider any public benefits of the scheme. I have not, in any case, found any harm in regard to the main issue. Any noise arising whilst works are taking place on site would be a temporary effect. There are other legislative controls available for the report of statutory nuisance noise.

Whilst the size and internal layout of the proposals could be construed as a dwelling, this is not the scheme before me. The use of the proposed extension is not a contentious matter in the appeal. The annexe would address the same garden as the host dwelling, share an access and would be physically attached. For it to be an independent residential unit, a further planning permission would be required and would fall to be considered by the Council.

Other than the time limit condition, it is necessary to ensure that the development is carried out in accordance with the approved plan for certainty and enforcement. The plan also shows 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 above-mentioned conditions.