Erection of a detached garage / car port on the existing forecourt

Appeal Decision Site visit made on 6 November 2017 by Martin Andrews MA(Planning) BSc(Econ) DipTP & DipTP(Dist) MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 10 November 2017 Appeal Ref: APP/D3830/D/17/3177855 The Old Coach House, 6 Woodsland Road, Hassocks, West Sussex BN6 8HE  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 & Mrs J Soper against the decision of Mid Sussex District Council.  The application, Ref. DM/17/0139, dated 9 January 2017, was refused by notice dated 10 April 2017.  The development proposed is the erection of a detached garage / car port on the existing forecourt. Decision 1. The appeal is allowed and planning permission is granted for the erection of a detached garage / car port on the existing forecourt at The Old Coach House, 6 Woodsland Road, Hassocks in accordance with the terms of the application, Ref. DM/17/0139, dated 9 January 2017, subject to the following conditions: 1) The development hereby permitted shall begin not later than three years from the date of this decision; 2) The development shall be carried out in accordance with the following approved plan: Composite Drawing no. 516/035/01 A; 3) The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the host dwelling; 4) The existing beech hedge along the front boundary of the property shall be permanently retained and maintained at a height of not less than 2.7m. Main Issue 2. The main issue is the effect of the proposal on the character and appearance of the street scene of Woodsland Road. Reasons 3. The Council’s concern is that because of a combination of its size and position forward of the existing house, the proposed garage and car port would be incongruous and visually harmful. In principle this assessment is not unreasonable, as I consider it appropriate to exercise caution when considering the siting of any new building or structure between the front of a dwelling and its boundary with the pavement in Woodsland Road. Appeal Decision APP/D3830/D/17/3177855 2 4. However, I saw on my visit that the street scene of the road is characterised by a varied building line, mature vegetation and the regular occurrence of walls, fences, gates and planting providing enclosure to the front gardens. The appeal property and its immediate surroundings is a case in point, with the adjoining Nos. 2 and 4 to the south much closer to the footpath than the front of The Old Coach House’s converted garage. In addition the property’s existing wall / fence and beech hedge provide an effective screen to the existing parking forecourt. To the north, the flank boundary hedge and trees in the front garden of ‘The Chalet’ provide further enclosure and obstruction to views along the road. 5. Taking these on-site circumstances into account, I consider that whilst the apex of the roof would be visible from the highway, the visual impact of the building from Woodsland Road would be more one of glimpses rather than drawing the eye as an incongruous and obtrusive feature in the street scene. Clearly, the existing beech hedge would fulfil an important role in screening the building and I have noted the Council’s reservations as to the appropriateness of a condition requiring its retention. 6. However, on balance I consider that the worst case scenario of the hedge’s demise as alluded to in the Officer’s report, is an unduly pessimistic view and that a retention condition would provide a safeguard to the visual amenity of this part of Woodsland Road. It would also meet the standard tests for conditions as outlined in the grounds of appeal. A further condition requiring the garage and car port to be constructed in matching materials to the house will ensure a harmonious development, whilst a condition requiring the scheme to proceed in accordance with the approved plan is needed in the interests of certainty. 7. Overall, I conclude that the character and appearance of the Woodsland Road street scene would not be harmed by the proposal and that there will be no conflict with Policies B1 & H9 of the Mid Sussex Local Plan 2004; Policy DP24 of the Mid Sussex Draft District Plan 2014-2031, and Policy 8 of the emerging Hassocks Neighbourhood Plan. There will similarly be no conflict with Section 7: ‘Requiring Good Design’ of the National Planning Policy Framework 2012. 8. For the above reasons the appeal is allowed. Martin Andrews INSPECTOR