1.5 storey extension at Karibu (also known as Karibu - Kirinyaga) to provide accommodation for middle-aged offspring who have always lived at this address

Appeal Decision Site visit made on 20 November 2017 by D J Board BSc (Hons) MA MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 11th December 2017 Appeal Ref: APP/W3520/D/17/3183126 Karibu, Wickham Road, Thwaite, IP23 7EE  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 Ron Allpress against the decision of Mid Suffolk District Council.  The application Ref 1402/17, dated 6 April 2017, was refused by notice dated 6 June 2017.  The development proposed is 1.5 storey extension at Karibu (also known as Karibu - Kirinyaga) to provide accommodation for middle-aged offspring who have always lived at this address. Decision 1. The appeal is allowed and planning permission is granted for 1.5 storey extension at Karibu (also known as Karibu-Kirinyaga) to provide accommodation for middle-aged offspring who have always lived at this address at Karibu, Wickham Road, Thwaite, IP23 7EE in accordance with the terms of the application, Ref 1402/17, dated 6 April 2017, subject to the conditions in Annex A. Main Issue 2. The main issue is the effect of the extension on the character and appearance of the dwelling Karibu and the wider area. Reasons 3. Karibu is located on a road which is characterised by large detached dwellings within large plots with space around them, particularly generous setbacks from the road frontage. The dwellings vary in design and appearance, roof form and footprint and are glimpsed through the frontage trees and hedgerows along the road. 4. The appellant’s plans detail a previous extension1 to the dwelling that was approved and implemented but not yet completed. The extension now proposed would add to the length of the two storey element to the side of the dwelling. It would also include a forward projection to form a lounge at ground floor level. 5. I appreciated that the addition would increase the width of the one and a half storey side wing to the house. I also note that the single storey element would 1 LPA Ref 3998/14 Appeal Decision APP/W3520/D/17/3183126 2 project in front of the existing front wall of the house. Nevertheless, these additions would complement the design and appearance of the existing dwelling and approved extension. Furthermore, within the varied street scene this would not appear out of place. The dwelling has a substantial plot and, even with these additions, it would not fill it. The substantial set back from the road and existing planting would serve to provide setting to the extended property and limit its impact in the street scene. Within this context the change to a chalet style property would sit comfortably in terms of its scale and proportions. 6. I therefore conclude that the proposal would not harm the character and appearance of the area. It would not be in conflict with Mid Suffolk Local Plan (LP) Policies GP01, H15, H16 and H18 which amongst other things seek to ensure that new development relates well to the scale and character of its surroundings. Conditions 7. I have considered the suggested conditions in the light of the relevant tests in paragraph 206 of the National Planning Policy Framework. In addition to the standard implementation condition it is necessary to define the plans with which the scheme should accord. 8. The Council suggest restricting the openings to the east elevation at first floor level. Such conditions should not be imposed unless there is clear justification to do so, and should only be used in exceptional circumstances. In this case the garden area of the nearest neighbouring dwelling would be close to the common boundary. As such I find that such a restriction would be necessary in this case. Conclusion 9. Therefore, for the above reasons and having regard to all other matters raised I conclude that the appeal should be allowed. D J Board INSPECTOR Appeal Decision APP/W3520/D/17/3183126 3 Annex A 1) The development hereby permitted shall begin not later than three years from the date of this decision. 2) The development hereby permitted shall be carried out in accordance with the following approved plans: Block Plan Proposed 2; Elevations Existing 3; Elevations Proposed 4; Elevations Proposed 5; Existing and Proposed East Elevations 6; Floor Plan 7 and Proposed Sewerage Plan 8. 3) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows other than those expressly authorised by this permission shall be constructed on the east elevation of the extension.