For a first-floor extension and porch extension to front, demolition of existing single storey rear extension and replacement single storey rear extension, replacement windows and rendering of the extended building

Appeal Decision Site Visit made on 12 April 2021 by M Ollerenshaw BSc(Hons) MTPl MRPTI an Inspector appointed by the Secretary of State Decision date: 28 April 2021 Appeal Ref: APP/A0665/D/21/3269594 3 Berrystead, Hartford, Northwich CW8 1NG • 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 Simon Bridge against the decision of Cheshire West and Chester Council. • The application Ref 20/03269/FUL, dated 8 September 2020, was refused by notice dated 7 December 2020. • The development proposed is for a first-floor extension and porch extension to front, demolition of existing single storey rear extension and replacement single storey rear extension, replacement windows and rendering of the extended building. Decision 1. The appeal is dismissed. Preliminary Matters 2. I have used the description of development as stated on the Council’s decision notice, rather that given on the application form, as this is more precise and includes all elements of the development proposed. The appellant raises no specific objection to that description. Main Issue 3. The effect of the development on the character and appearance of the host property and the surrounding area. Reasons 4. The appeal proposal is a resubmission of a similar scheme for extensions and alterations to the property (Ref 20/01671/FUL), but now features a greater extent of render to the external walls of the building. The Council has raised no concerns in relation to the scale, height, form and massing of the development nor its effect on the living conditions of neighbouring occupiers. The Council’s only objection is to the extent of render proposed. Given the similarity between the proposal and previous scheme aside from in respect of materials, my assessment of the appeal focuses on that matter. 5. The host property is a two storey detached dwelling located on Berrystead, a residential cul-de-sac of detached properties. Whilst there is some variety, I saw that properties on Berrystead are predominantly finished in brickwork with smaller areas of white cladding. These materials characterise the appeal property itself and the neighbouring properties on either side of it. The exceptions to this prevailing character are three properties at the end of the Appeal Decision APP/A0665/D/21/3269594 2 cul-de-sac, which are render finished. The appellant also points towards other examples of render finished dwellings on nearby Landswood Park. 6. The host property is set back relative to the next door property, No 1 Berrystead, such that it is not currently prominent on entering the cul-de-sac. However, with the proposed addition of the first floor extension over the garage, the property will become more visible in the street scene. 7. The use of some render to the walls of the development has been accepted through the granting of the previous application. However, under the previous scheme brickwork would remain as the predominant material. The extent of render proposed as part of the current appeal proposal means that render would become the dominant element of the building. That would not be sympathetic to the character and appearance of the existing building and would appear at odds with the immediate neighbouring properties. The white/cream render finish, particularly to the first floor extension, would be a discordant feature when viewed in the context of the neighbouring properties. 8. Although I acknowledge that there are examples of rendered properties at the end of the cul-de-sac and elsewhere in the area, these are situated some distance away from the appeal property, which is viewed largely in the context of the neighbouring properties on either side of the site (and those opposite). I therefore do not consider that the examples of other rendered properties in the area provide justification for the materials proposed as part of the proposed development, which I have assessed on its own merits. 9. The appellant contends that a suitable brick to match the existing brick is unavailable and the use of render would provide a consistent finish, avoiding any mismatch between existing and new brickwork and helping to address the quality of the existing brickwork. However, the brick elements of the development would be visually separate from other elements of the property such that any slight difference would not necessarily be readily apparent. 10. I therefore conclude that the proposed development would be harmful to the character and appearance of the host property and the surrounding area. Accordingly, it would be contrary to the relevant provisions of policy ENV6 (Part One) of the Cheshire West and Chester Council Local Plan 2015, policies DM3 and DM21 (Part Two) of the Local Plan and policy BELD1 of the Hartford Neighbourhood Plan 2016, together with paragraph 127 of the Framework. In summary, and amongst other things, those provisions require development to achieve a high standard of design and to be sympathetic to the character of the surrounding environment. Other Matters 11. The appellant has advanced the current scheme following discussions with builders as to the best approach to applying render (so as to reduce liability for maintenance and to improve the energy efficiency). Whilst I understand those aims, there is no robust evidence before me to demonstrate the severity of those issues at present, or to indicate that the proposal before me is the only approach to achieving those benefits. I therefore give only limited weight to these considerations, which therefore do not outweigh the harm that I have identified would result. Appeal Decision APP/A0665/D/21/3269594 3 Conclusion 12. For the above reasons, and taking into account all matters raised, I conclude that the appeal should therefore be dismissed. Mark Ollerenshaw INSPECTOR Appeal Decision APP/A0665/D/21/3269594 4