Three story side extension, matching materials to existing house

Appeal Decision Site visit made on 13 September 2017 by Gwyn Clark BSc DipTP MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 11 October 2017 Appeal Ref: APP/W5780/D/17/3177621 162 Glengall Road, Woodford Green IG8 0DS  The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission.  The appeal is made by Mr Matthew Rochester against the decision of the Council of the London Borough of Redbridge.  The application Ref 0262/17, dated 18 January 2017, was refused by notice dated 20 March 2017.  The development proposed is a three story side extension, matching materials to existing house. Decision 1. The appeal is dismissed. Main Issue 2. The main issue in this appeal is the effect of the proposed development on the character and appearance of the dwelling and on the area. Reasons 3. Snakes Lane East is a main road that links Woodford Green to Woodford. Typically the development along both sides of the Lane, although of different character, is set back from the road a significant distance behind low boundary walls, hedges and trees. The road is also lined with substantial trees and the overall effect is to create a spacious, attractively landscaped street scene. Further along Snakes Lane East the rear boundary wall to the gardens of No’s 22-29 Ashdon Close is set adjoining the footpath. This combined with substantial landscaping on both sides of the road gives an attractive narrowing effect that enhances the character of this part of the Lane. 4. No 162 Glendale Road is situated at the junction of Snakes Lane East with Glendale Road. It is a three story end-of –terrace property with the gable wall facing the main road. It is part of an estate of similarly designed three story terraced houses arranged in blocks interspersed with open space. While most of the open land in the estate is landscaped public open space No 162 Glendale Road is separated from the Lane by an area of private garden. The side garden is enclosed by a timber fence and a hedgerow further encloses this and the front garden. The three story extension proposed would occupy part of the garden and bring the terrace 3m closer to the main road. It would be an alternative to a single story garage extension that has been recently granted planning permission. Appeal Decision APP/W5780/D/17/3177621 2 5. The proposed side extension would complement the character of the building in terms of its style, massing, scale and design and I consider that it would therefore meet these requirements of policy BD1 and BD5 of the London Borough of Redbridge Borough Wide Primary Polices 2008 (BWPP). Similarly I find no conflict with policy SP3 of the London Borough of Redbridge Core Strategy 2008 which requires that all new development should be designed to a high standard. 6. However the setting back of the terraced block from Snakes Lane East makes an important contribution to the open and attractive appearance of this part of the Lane. The encroachment of the three story structure into this area, as opposed to the single story garage that has achieved planning permission, would significantly erode this open character. 7. I consider that there is conflict with policy BD1 of the BWPP which requires new development to be compatible with and contribute to the distinctive character and amenity of the area. There is also conflict with the advice given with regard to side extensions contained within the London Borough of Redbridge Householder Design Guide Supplementary Planning Document 2012 (HDG). This advises that side extensions may be acceptable unless they are overly prominent or out of character with the streetscape. I consider this to be the case. Conclusion 8. I conclude that on balance while the design of the extension would be in keeping with the existing terrace it would nevertheless cause significant harm to the open character and appearance of the street scene and for this reason I dismiss the appeal. Gwyn Clark INSPECTOR