Two storey side extension

Appeal Decision Site visit made on 20 February 2018 by J Bell-Williamson MA MRTPI an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 5th March 2018. Appeal Ref: APP/P1560/D/17/3192481 The Bungalow, Green Lane, Ardleigh CO7 7PE  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 Gomez against the decision of Tendring District Council.  The application Ref 17/01702/FUL, dated 2 October 2017, was refused by notice dated 24 November 2017.  The development proposed is two storey side extension. Preliminary Matter 1. The Council refers to the appeal proposal being a resubmission of the same form of extension that was previously refused (under reference 17/00151/FUL). While I note that the proposed extension in this case is the same as that previously refused, I was not party to that decision and this is a separate proposal which I have considered on its own merits. Decision 2. The appeal is allowed and planning permission is granted for a two storey side extension at The Bungalow, Green Lane, Ardleigh CO7 7PE. The permission is granted in accordance with the terms of the application Ref 17/01702/FUL, dated 2 October 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 extension hereby permitted shall be carried out in accordance with the following approved plans: site location plan, 003 (north elevation), 004 (south elevation), 005 (east elevation), 006 (west elevation) and 008 (proposed ground floor plan). Main Issue 3. The main issue is the effect of the proposal on the character and appearance of the host dwelling and surrounding area. Reasons 4. The appeal property is a small detached bungalow in a generous plot located in a rural setting, with access gained by a single-lane track from the main road. Appeal Decision APP/P1560/D/17/3192481 2 5. There is no prevailing pattern of development within this rural setting as the only other property within the immediate surrounds is the White House, a detached dwelling well-separated from the appeal property. Due to its size, location and screening by vegetation, the Bungalow is not a prominent building. 6. The main visual context for its character and appearance is provided by the large plot it stands in and the wider open setting of fields; and its visual relationship with the neighbouring property, the White House. This is a predominantly two storey dwelling but it has a relatively large single storey element. As such, the combination of the proposed two storey extension incorporating the small single storey bungalow would not appear incongruous viewed against this existing development. Moreover, although it would take some of the garden area the larger dwelling would retain a spacious setting and, despite the additional height, it would not be significantly more prominent from surrounding views. 7. The height of the extension has been designed to provide an upper storey but also to respect the scale of the Bungalow. Consequently, it would not be a disproportionate addition to the existing building, and its width would be subordinate to that of the bungalow. The additional built development would not, therefore, have an unbalancing or otherwise harmful effect. Indeed, the existing small dwelling is of limited architectural merit and, in my view, the addition of the proposed extension would integrate effectively with the existing building to create a more viable dwelling for long-term occupation. 8. Accordingly, for these reasons, I conclude that the proposal would not have an unacceptably harmful effect on the character and appearance of the host dwelling and surrounding area. It is not, therefore, contrary to Policy HG12 of the Tendring District Local Plan, which sets out criteria for extensions to dwellings outside settlement boundaries, including that development should be well related and in proportion to the original dwelling. This policy is consistent with the National Planning Policy Framework, particularly section seven concerning good design. Conditions 9. Of the Council’s suggested conditions I have imposed the standard time condition and, to ensure the proper implementation of the proposal, one requiring development to be carried out in accordance with the approved plans. 10.For the reasons given above it is concluded that the appeal should succeed. J Bell-Williamson INSPECTOR