Formation of habitable room in roofspace with rear dormer

Appeal Decision Site visit made on 19 March 2018 by AJ Mageean BA (Hons) BPl PhD MRTPI an Inspector appointed by the Secretary of State Decision date: 05 April 2018 Appeal Ref: APP/G3110/D/18/3196027 63 Bridge Street Oxford, OX2 0BB  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 P Tate against the decision of Oxford City Council.  The application Ref 17/03206/FUL dated 27 November 2017, was refused by notice dated 6 February 2018.  The development proposed is formation of habitable room in roofspace with rear dormer. Decision 1. The appeal is dismissed. Main Issue 2. The main issue is whether the proposal would preserve or enhance the character or appearance of the Osney Town Conservation Area. Reasons 3. This north western section of the Osney Town Conservation Area is characterised by tightly packed two and three storey terraced properties. These are traditionally constructed workers dwellings, with detailed design features varying within each terrace block. The density of this area means that it is mostly experienced at an intimate scale, meaning that the details of views and vistas are particularly apparent. 4. The terraced row within which the appeal dwelling is located is a run of eight properties which have retained much of their original form and design elements. There is limited visibility of the rear of the appeal terrace within local streets, though views of the rear of the appeal property and its immediate neighbours are possible from Doyley Road, a short cul de sac. However as the rear roof slope of the appeal property is visible further north along Bridge Street, the proposed dormer, which would fill much of this roof slope, would appear as a discordant and intrusive addition. Whilst it would be slate hung to match the existing roofslope, its box like form would protrude significantly and be a disruptive element in local views. 5. The proposed rooflights in the front roof slope would be of significant size. Whilst flush-fitting, their reflective glazed finish would contrast with the existing plain grey roof slates and would be an eye catching element in the local street scene. Appeal Decision APP/G3110/D/18/3196027 2 6. The visibility of the existing rear dormer additions to the two neighbouring properties, No 62 and No 61, is restricted to Doyley Road. As such, whilst they are similar in size to that proposed they are, by virtue of their location, less intrusive in local views. Furthermore, in such a sensitive environment, which I understand is further controlled by an Article 4 Direction, each case must be carefully considered on its own merits. In this case whilst I consider the harm to the character and appearance of the Conservation Area to be less than substantial, I am not aware of any public benefits which might be considered to outweigh the harm caused to the significance of this designated heritage asset. 7. For these reasons I find that the proposal would not preserve or enhance the character or appearance of the Osney Town Conservation Area. Of those policies referred to by the Council which are of most relevance, there would be conflict with the Oxford Local Plan (2015) Policies CP.1, CP.8 and HE.7, the Oxford Core Strategy (2011) Policy CS18 and the Sites and Housing Plan (2013) Policy HP9 which, taken together, require a high standard of design which relates well to its local context, protecting or enhancing the special character and appearance of conservation areas. 8. For these reasons the appeal is dismissed. AJ Mageean INSPECTOR