Hastings Borough Council appeal evidence
Refused over character and appearance in Hastings?
See why a corner-plot extension was dismissed and what selected allowed examples say about avoiding character harm.
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- Matched locally
- 17 of 24
- eligible decision families
- Allowed
- 9
- matched appeal records
- Dismissed
- 8
- matched appeal records
- Householder
- 17
- of 17 matched records
AI-assisted. Cited sources and wording were checked before publication. Based on 5 source-linked examples shown below. Review method and limits.
Planning Data area point: Hastings LPA (50.869358, 0.570464). This is the published representative point for the authority boundary, not a town hall, camera position or appeal site.
Hastings Borough Council appeal findings
Corner-plot openness and area variation
The selected examples lean more towards allowed appeals than the matched local set. An allowed annexe example concerns a possible subdivision, so it sits at the edge of this issue.
Counted against appeals
Lost openness at a corner plot
Corner-plot openness
The dismissed side extension was found to harm the area’s character because it reduced openness at a prominent corner plot.
Helped or needed
Variation and the proposal assessed
Variation around the extension
An allowed side extension was accepted where the receiving environment had sufficient variation for the particular scheme.
The proposal actually submitted
In an allowed annexe appeal, the refusal concern about possible subdivision did not form part of the application.
Your refusal notice
Check these details
- Does the refusal identify lost openness at a prominent corner?
- Does it explain why surrounding variation cannot accommodate your extension?
- Does it rely on a future change outside your application?
The displayed dismissal gives detail, while some allowed extracts give only a conclusion. These decisions do not predict another result.
Appeal evidence examples
Compare allowed and dismissed appeal reasoning
Each example separates the development, the Inspector-stated issue that selected it, and the reasoning from the decision. Compare the facts as well as the outcome: these examples do not predict how a different proposal would be decided.
Allowed appeal examples
4 examples
30 August 2024 · Allowed
Development described in the decision
for a single-storey side extension with a proposed first-storey side-extension, creating an overall two-storey side extension.
Issue identified by the Inspector
The main issue is the effect of the proposed development on the character and appearance of the area.
Paragraph 3 · Source page 2
Reasoning from the decision
Overall, I am satisfied that the receiving environment has sufficient variation to accommodate this particular scheme without disrupting the wider character and appearance of the area. Accordingly, I find that the proposal would accord with Policy DM1 of the Hastings Local Plan - Development Management Plan (2015) which, amongst other things, requires https://www.gov.uk/planning-inspectorate - Appeal Decision APP/B1415/D/23/3331798 development to protect local character and have regard to its surrounding context.
Paragraph 10 · Source pages 2, 3
21 March 2023 · Allowed
Development described in the decision
a two storey side extension and internal alterations.
Issue identified by the Inspector
The main issue of this appeal is the effect of the proposed development on the character and appearance of the area.
Paragraph 2 · Source page 1
Reasoning from the decision
I conclude that the proposed extension would not have a harmful effect on the character and appearance of the area. The proposed extension therefore complies with Policy DM1 of the [name], Hastings Local Plan, Development Management Plan, September 2015, which requires proposals to protect and enhance local character. The appeal scheme is also in accordance with the National Planning Policy Framework and National Design Guide which indicate decisions should ensure developments are sympathetic to the local character and illustrates how well-designed places can be achieved.
Paragraph 8 · Source page 2
5 July 2023 · Allowed
Development described in the decision
demolition of existing garage and construction of new single storey side extension and new porch to existing property.
Issue identified by the Inspector
The main issue of the appeal is the effect of the proposed development on the character and appearance of the area.
Paragraph 2 · Source page 1
Reasoning from the decision
The proposed development would not have a harmful effect on the character and appearance of the area. It would therefore comply with Policy DM1 of the [name], Hastings Local Plan, Development Management Plan, September 2015, which requires all proposals to reach a good standard of design by protecting and enhancing local character. It would also be in accordance with paragraphs 130 and 134 of the National Planning Policy Framework (the Framework) which advise that planning decisions should ensure that developments are sympathetic to the local character and development that is not well designed should be refused.
Paragraph 9 · Source page 2
5 August 2021 · Allowed
Development described in the decision
“Garage conversion into a residential annexe”.
Issue identified by the Inspector
The main issue is the effect of the proposal on the character and appearance of the area.
Paragraph 2 · Source page 1
Reasoning from the decision
The proposal comprises the installation of windows to, and the extension of, an existing two storey domestic garage and store and its conversion into an annexe. The proposed extension would infill the area beneath the existing cantilevered section of the first floor. The Council’s reason for refusal refers to the ease with which the appeal site could be subdivided to create two separate residential units, which would be out of keeping with the character and appearance of the area; however, this does not form part of the application for planning permission.
Paragraph 3 · Source page 1
Dismissed appeal examples
1 example
14 November 2023 · Dismissed
Development described in the decision
for two storey side extension with two parking spaces to the front of the property.
Issue identified by the Inspector
The main issue is the effect of the proposal on the character and appearance of the site and the surrounding area.
Paragraph 2 · Source page 1
Reasoning from the decision
In summary, the appeal proposal would harm the character of the area by the loss of openness at this prominent corner plot. I conclude, therefore, that the appeal scheme does not comply with Policies SC1 of the Hastings Local Plan – The Hastings Planning Strategy (2014) and DM1 of the Hastings Local Plan – Development Management Plan (2015), which amongst other things require high quality distinctive architecture and development that protects and enhances local character. The appeal proposal would also not be consistent with Section 12 of the National Planning Policy Framework (the Framework), and Planning Practice Guidance which seeks to ensure that developments are sympathetic to local character.
Paragraph 7 · Source page 2