2 storey side extension and single storey front and rear extension with 2no. rooflights – hall, study, store, utility, w.c., family/dining room and en-suite bedroom

Appeal Decision Site visit made on 19 June 2018 by Felicity Thompson BA(Hons) MCD MRTPI an Inspector appointed by the Secretary of State Decision date: 11th July 2018 Appeal Ref: APP/A4520/D/18/3199116 60 East Boldon Road, Cleadon, SR6 7TB  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 Gary and Victoria Stubbs against the decision of South Tyneside Council.  The application Ref ST/0086/18/HFUL, dated 23 January 2018, was refused by notice dated 14 March 2018.  The development proposed is 2 storey side extension and single storey front and rear extension with 2no. rooflights – hall, study, store, utility, w.c., family/dining room and en-suite bedroom. Decision 1. The appeal is allowed. Planning permission is granted for the erection of a two storey side extension creating an additional bedroom and en-suite bathroom on the first floor. Single storey front and rear extension creating a porch and study room, and store/utility/W.C. which would replace the garage on the ground floor. The rear extension would also create an enlarged dining room and include 2no. roof lights, at 60 East Boldon Road, Cleadon, SR6 7TB, in accordance with the terms of the application, Ref: ST/0086/18/HFUL, dated 23 January 2018, 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 development hereby permitted shall be carried out in accordance with the following approved plans: DRG NO 1, DRG NO 2, DRG NO 0784/0883/021, proposed site/roof plan. 3) The materials to be used in the construction of the external surfaces of the extensions hereby permitted shall match those used in the existing building. Procedural Matter 2. The description in the banner heading above is taken from the original planning application form. A revised description was agreed by the parties as shown in Section E of the appeal form. I have therefore used the revised description in my formal decision. Main Issue 3. The main issue is the effect of the proposed two storey side extension upon the character and appearance of the house and the area. Appeal Decision APP/A4520/D/18/3199116/ 2 Reasons 4. East Boldon Road is a residential area consisting of various styles of houses including detached, semi-detached and bungalows of relatively modern appearance. Although the houses largely incorporate the same pallet of materials they do not all have a uniform appearance and the pattern of spacing is not regular along the whole street. The appeal property is one of a pair of semi-detached houses with the roof of no.60 East Boldon Road and that of the adjoining no.58 East Boldon Road being orientated differently and the style and pattern of windows also being different. Adjacent is another pair of semi- detached houses which largely mirror their appearance. 5. Paragraph 7.5 of the South Tyneside Local Development Framework SPD 9: Householder Developments (SPD) sets out criteria for side extensions. The proposed extension would be marginally deeper than as allowed for under the SPD criteria. However, it would be set back from the front wall, have a pitched roof with lower ridgeline than the main house and a window in the upper floor front elevation, according with four of the criteria set out under paragraph 7.5 of the SPD. Moreover, it would incorporate materials which match those used in the existing house. As a result, I consider the proposed extension would appear subordinate to and in keeping with the style and appearance of the house. 6. I note the Council’s concerns in respect of a potential terracing effect however I have no evidence before me to suggest that no.62 East Boldon Road intend to fill the remaining gap. And in any event the proposed extension would be set back from the front wall of the main house by 1 metre as set out in paragraph 7.2 of the SPD and this would minimise any terracing effect. 7. I therefore conclude that the proposed two storey side extension would have an acceptable effect upon the character and appearance of the house and the area. It would as such comply with the amenity and design aims of Policy DM1(A) of the South Tyneside Local Development Framework Development Management Policies. It would also conform overall to the guidance set out in the SPD. The proposed front and rear extensions 8. The Council raises no concerns about the single storey front and rear extensions and I also find that they would be acceptable in terms of character and appearance. Conclusion and Conditions 9. For the reasons set out above the appeal should succeed and planning permission is granted subject to conditions that are necessary in the interests of certainty and safeguarding the character and appearance of the area. Felicity Thompson INSPECTOR