Appeal 6008492

The appeal is allowed and planning permission is granted for a single storey side extension, at [site address] , in accordance with the terms of the application (reference 26/00024/FULHH), subject to the conditions set out in the attached Schedule of Conditions.

The main issue to be determined in this appeal is the effect of the proposed development on the character and appearance of the surroundings.

[site address] is an attractive coastal town in Essex. It has a long, developed sea coastline, from a golf course in the south to Walton-on-the-Naze in the north, although the built-up area is separated from the beach by a wide parkland strip. Thus set back from the coastline, residential areas are characterised by dwellings of various styles and sizes in a predominantly suburban setting.

The appeal site at number [site address] is located in a residential frontage, set away from the sea in the residential part of the town, where there is some variety in house types, although semi-detached pairs are typical. Some off-street parking spaces have been provided on front gardens but the locality is not over-developed.

Number 19 itself occupies a corner plot, with its side frontage on [address]. It is a two-storey semi-detached house, with number [address], of brickwork with a hipped roof in a traditional design. There is a parking space for two cars at the front of the house but the house also benefits from a front garden on the corner of the plot, which is relatively well screened by a fence and large shrubs (or small trees). As well as protecting the privacy of the householders, this also enhances the streetscene. Appeal Decision: 6008492

It is now proposed to add a single-storey extension to the side of the house, which would project forward of other buildings in [address], including the immediately neighbouring house.

The ‘National Planning Policy Framework’ emphasises the aim of “achieving well designed places” in the broadest sense (notably at Section 12), while making effective use of land and encouraging economic activity. It is aimed at achieving good design standards generally, by adding to the overall quality of the area and being visually attractive and sympathetic to local character and history, although it is also recognised that appropriate change may include increased densities. The achievement of good design includes protecting existing residential amenities and providing good standards of accommodation in new development.

Policies in the Development Plan also share these basic principles. In the ‘Tendring District Local Plan 2013-2033 and Beyond’, Section 1 is the “[name] Section” (adopted in January 2021), while Section 2 focusses on the area of Tendring, more specifically. Policy SP7 (in Section 1) is concerned with “[name]”, and Policy SPL 3 (in Section 2) promotes “[name]”. [name] seek to achieve high standards of urban and architectural design, responding to local character and context.

The ‘[name] is also relevant but it does not have the force of the statutory Development Plan.

The proposed extension would approximately align with the front elevation of the house in [address] (with a small offset), but it would project well forward of the “building line” in [address]. It would have an impact on the streetscene, in view of its location at the junction of the two roads. As a single-storey building, the visual impact would be limited, however, while the streetscene does offer some variety in any case, for example in the layout of the opposite corner. I am not persuaded that the introduction of a single-storey extension on this frontage would undermine the quality of the surroundings.

It is proposed that the extension should be finished with “[name]” cladding under a pitched slate roof (as shown on the submitted drawings). Thus, although the form of the extension would imitate the traditional form of the existing house (and others in the vicinity), its architectural image would be in contrast with the materials of the existing house. Contrasting materials have been used successfully nearby, however, including on the neighbouring house, and I take the view that variety in the townscape is not necessarily harmful.

In relation to the immediate neighbour at number [address], I note that the proposed new extension would be sited to the north of the neighbouring front garden and I accept that the extension would have only a limited impact on the outlook from that property, especially by comparison with the existing high boundary hedge.

In this case, therefore, I am convinced that the new extension would add interest to the townscape and that it would not harm the character or appearance of the surroundings.

Evidently, the appeal site lies within an established urban area, which is “sustainable” in planning terms, and the proposed extension would be a useful addition to the accommodation at [site address] . The contribution that the Appeal Decision: 6008492 appeal scheme would make to the provision of residential accommodation in the locality, even though it would be limited, weighs in favour of the appeal. I have concluded that the project would not be in conflict with national planning policies or with the Development Plan as a whole.

In short, I am persuaded that the scheme before me can properly be permitted, subject to conditions, and, although I have considered all the matters that have been raised in the representations, I have found nothing to cause me to alter my

I have, however, also considered the need for conditions and I have concluded that conditions are necessary, to define the planning permission and to ensure that quality is maintained.

The development hereby permitted shall begin not later than 3 years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the following approved drawings: drawing number 19/PBF (Existing Ground Floor Plan); drawing number 19/PBF/1 (Existing Ground Floor Plan); drawing number 19/PBF/2 (Proposed Ground Floor Plan); drawing number 19/PBF/3 (Existing and [name]); drawing number 19/PBF (Location Plan and Block Plan).