Three-storey rear extension and infill fenestration beneath raised patio to create a garden room

Appeal Decision Site visit made on 4 June 2018 by Clive Tokley MRTPI an Inspector appointed by the Secretary of State Decision date: 15 June 2018 Appeal Ref: APP/B1930/D/18/3198018 Dolphin Cottage, 29 Mount Pleasant, St Albans, AL3 4QY.  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 James Arbuckle against the decision of St Albans City and District Council.  The application ref 5/17/3027, dated 26 October 2017, was refused by notice dated 28 February 2018.  The development proposed is described as a three-storey rear extension and infill fenestration beneath raised patio to create a garden room. Decision 1. The appeal is allowed and planning permission is granted for a three-storey rear extension and infill fenestration beneath raised patio to create a garden room at Dolphin Cottage, 29 Mount Pleasant, St Albans, AL3 4QY. The permission is in accordance with the terms of the application ref 5/17/3027, dated 26 October 2017, subject to the following conditions: 1) The development hereby permitted shall begin not later than 3 years from the date of this decision. 2) The materials to be used in the construction of the external surfaces of the development shall match those used in the existing building. 3) The development hereby permitted shall be carried out in accordance with the following approved plans: J1505/P01, J1505/P02, J1505/P03, J1505/P04, J1505/P05, J1505/P06 and J1505/P07. Main Issues 2. The Council raises no objection to the creation of the garden room at lower ground floor level and the first-floor flat-roofed element of the proposal. I have no reason to take a different view. The main issues are whether the three- storey extension would preserve or enhance the character or appearance of the St Albans Conservation Area (CA) and the effect of the proposed on the character and appearance of the non-designated heritage asset (the locally listed dwelling). Reasons 3. The extensive CA includes the historic core of the City and the immediately surrounding residential areas and extends to the west to embrace the site of the Roman settlement of Verulamium. Dolphin Cottage lies within a densely- Appeal Decision APP/B1930/D/18/3198018 2 developed residential area to the west of the City centre and falls within Character Area 5c as identified in the St Albans Conservation Area Character Statement. 4. Dolphin Cottage is within an area containing a wide range of dwelling types from narrow-fronted early C19 terraced houses to modern houses and flats. Opposite the appeal site and to the west Mount Pleasant is fronted by modern housing on the north side with the ends of rear gardens of houses in King’s Road on the south side. Immediately to the west of Dolphin Cottage is a non- descript mid C20 flat-roofed three-storey flat development and to the east are C20 houses. 5. The Spatial Analysis of Area 5C describes Dolphin Cottage as a good quality Regency house and indicates that whilst it was originally a small house, and later a house and shop, it was extended in the 1980s. The house comprises two main ranges at right angles to the road with a narrower recessed link. The south eastern range (on the left when seen from the road) is wider than that to the right with two vertically orientated windows at first floor level compared with the single similar window in the right-hand range. The left-hand range also contains the front door under a hipped-roof canopy. 6. The dominance and importance of the left-hand range at the front is not reflected at the rear. Here the narrower right-hand range continues at full height beyond the link whereas the wider range extends beyond the link under a lean-to roof at ground floor level and below only. The ground level drops steeply at the rear of the house where a lower ground floor opens out onto a paved area that extends into parking area and small garden. 7. The south east boundary of the property is skirted by a public footpath that slopes down to Offa Road and Fishpool Street. The side boundary wall of Dolphin Cottage together with the mature trees within the footpath limit the extent to which the rear of the appeal dwelling can be seen and the lower ground floor is completely screened. The upper part of the rear elevation including the lean-to roof is visible above the wall and between the trees; however as a result of the shallow-pitched roofs and deep eaves the roof planes are only marginally visible when looking up from the surrounding area. 8. The officer report makes a number of references to Dolphin Cottage being a locally listed property. I have seen no indication of the particular characteristics of the building that contribute to its local significance but the house stands out as a building of age and townscape importance in Mount Pleasant which makes a positive contribution to the CA. 9. The proposed extensions and alterations would not be seen from Mount Pleasant and would have no effect on the street scene. The upper floors of three-storey rear extension would be seen from the footpath and would be glimpsed from a few nearby gardens. The set back of the flank wall, which would also be expressed at roof level, would distinguish the extension from the original building. When seen in limited views from the footpath the extension would appear subservient to the main part of the house which is marked by the central curved bay and balcony above. The “crown” roof would be at odds with the true hipped roofs over the existing building; however the very limited extent to which the roof would be seen would not reveal its underlying design and with detailing and materials to match the existing building the proposal would read as part of the pre-existing dwelling. Appeal Decision APP/B1930/D/18/3198018 3 10. The proposal would redress the imbalance between the front and the rear of the house where the humble appearance of the rear lean-to fails to reflect the dominance of the south-east range of the building. The scale and design of the proposal would accord with the character of the host building and it would not be an unacceptably dominant addition. It would at least preserve the character and appearance of the CA and the locally listed building. The proposal would not conflict with Policies 69, 72, 85 and 87 of the St Albans City and District Local Plan Review of 1994 which seek to ensure that all development is well- designed and that development affecting heritage assets has proper regard to their significance. Conditions 11. I have imposed the normal conditions governing the commencement of development and identifying the approved drawings. To ensure that the proposal maintains the character and appearance of the heritage assets I have also imposed a condition requiring that the finishing materials shall match those of the host building. Conclusion 12. I have concluded that proposal would at least preserve the character and appearance of the St Albans Conservation Area and that it would not be harmful to the non-designated heritage asset. Taking account of all matters I have concluded that the appeal should succeed. Clive Tokley INSPECTOR