Single storey rear and side extension, two dormers to rear elevation and single dormer to side elevation (amendments to planning permission 17/1589/HOT)

Appeal Decision Site visit made on 16 May 2018 by Julie Dale Clark BA (Hons) MCD DMS MRTPI an Inspector appointed by the Secretary of State Decision date: 5 June 2018 Appeal Ref: L5810/D/18/3197900 13 Grasmere Avenue, Whitton TW3 2JG  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 Ali Khan against the decision of the Council of the London Borough of Richmond Upon Thames.  The application Ref 17/3860/HOT, dated 27 October 2017, was refused by notice dated 20 December 2017.  The development proposed is single storey rear and side extension, two dormers to rear elevation and single dormer to side elevation (amendments to planning permission 17/1589/HOT). Decision 1. The appeal is dismissed. Main Issue 2. I consider that the main issue is the effect of the proposal on the character and appearance of the area. Reasons 3. The appeal site is a detached house located on the bend of the road so that the dwelling is on a larger plot than it appears from the street. The property has a planning history including an approval for extensions and a Certificate of Lawfulness for dormer windows. However, the dormer windows and extensions exceed previous approvals and now comprise a substantial enlargement to this property. 4. Policies CP71 and DM DC 12 relate to design and the local character of an area and the Council’s SPD provides detailed guidance for house extensions3. The SPD advises that rear extensions should not dominate the existing house and should harmonise with the existing house. With regard to dormers the SPD 1 London Borough of Richmond Upon Thames Local Development Framework Core Strategy, Adopted April 2009. 2 London Borough of Richmond Upon Thames Local Development Framework Development Management Plan, Adopted November 2011. 3 London Borough of Richmond Upon Thames Local Plan Supplementary Planning Document House Extensions and External Alterations, May 2015. Appeal Decision APP/L5810/D/18/3197900 2 advises that a significant area of the existing roof should be left below and at the sides of a dormer. 5. Whilst I have considered the ‘fall back’ position regarding the dormers and the approved and previously existing rear outbuildings, given the scale of the overall development I consider that the proposal is excessive, overdominant and out of proportion with the original dwelling. It would conflict with policies CP7 and DN DC 1 and the SPD and therefore is unacceptable. 6. I have taken into consideration all other matters raised including those of the occupiers of neighbouring properties and their concerns about occupancy and vehicular parking. I am mindful that two of the dormers and extensions are to the rear of the property but this does not negate the effect of the proposal on the character and appearance of this property in this location. I also appreciate that the rear garden is fairly generous but this also does not persuade me to allow this substantial development. I have considered all other matters raised including the emerging Local Plan4 but none alter my conclusion. 7. I conclude that the proposal has a harmful effect on the character and appearance of the area, it conflicts with the policies and SPD referred to above and therefore the appeal fails. J D Clark INSPECTOR 4 London Borough of Richmond Upon Thames Local Plan Publication version for consultation 4 January – 15 February 2017.