First floor extension to create two storey dwelling, part two storey, part single storey rear extension, extended shed and new porch to front

Appeal Decision Site visit made on 13 June 2018 by Elizabeth Lawrence BTP MRTPI an Inspector appointed by the Secretary of State Decision date: 26th June 2018 Appeal Ref: APP/L3625/D/18/3200969 154 Warren Road, Banstead, SM7 1LB  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 Peter Wylie against the decision of Reigate and Banstead Borough Council.  The application Ref 17/02861/HHOLD, dated 6 December 2017, was refused by notice dated 1 February 2018.  The development proposed is described as first floor extension to create two storey dwelling, part two storey, part single storey rear extension, extended shed and new porch to front. Decision 1. The appeal is allowed and planning permission is granted for a first floor extension to create two storey dwelling, part two storey, part single storey rear extension, extended shed and new porch to front at 154 Warren Road, Banstead, SM7 1LB in accordance with the terms of the application, Ref 17/02861/HHOLD, dated 6 December 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 development hereby permitted shall be carried out in accordance with the following approved plans: S1789PL01-1J, S1789PL01-2J, S1789PL01-3J, S1789PL01-4J and S1789PL01- 5J. 3) The external materials to be used in the construction of the extension hereby permitted shall match those of the host dwelling. 4) The landing window on the eastern side elevation of the extension hereby permitted shall be permanently fitted with obscure glazing and shall be non-opening at all times. The first floor bedroom window on the western side elevation of the extension hereby permitted shall be permanently fitted obscure glazed and fixed shut below a height of 1.7 metres above the floor level of the bedroom. Main Issue 2. The first main issue is the effect of the proposal on the character and appearance of the street scene and the locality. The second main issue is the effect of the proposal on the living conditions of the occupiers of the neighbouring properties, with particular regard to visual impact. Appeal Decision APP/L3625/D/18/3200969 2 Reasons Character and appearance 3. The Appeal site is located in an area that is characterised by a diverse range of two storey detached and semi-detached dwellings and bungalows. The dwellings include a variety of front and rear projections and their roofs vary considerably. They include hips, gables, elements of flat roof, together with a wide range of flat and pitched roof dormers of various sizes. The dwellings are sited on land that rises gently to the east and more steeply to the north. In addition, the front building lines follow the curve in the road alignment and this results in staggered front and rear building lines. 4. The Appeal dwelling comprises an irregularly shaped detached bungalow that is sited between 2 No. two storey detached family houses. The house to the east, 152 Warren Road (No.152) projects forward of the Appeal dwelling and the Appeal dwelling projects forward of the dwelling to the west, 156 Warren Road (No.156). At the same time the dwelling at No.152 sits at a slightly higher level to the Appeal dwelling, which sits at a slightly higher level to the dwelling at 156. All three dwellings project up to or close to the side boundaries of their plots. 5. To the rear the dwelling at No.156 projects a significant distance in to the rear garden environment and beyond the rear building line of the Appeal dwelling. The Appeal dwelling projects beyond the rear building line of the dwelling at No.152. The rear gardens to all three properties rise steeply to the north and are screened from each other by mature boundary planting. 6. Collectively, the National Planning Policy Framework (NPPF), policies Ho9, Ho13 and Ho16 of the Reigate and Banstead Borough Local Plan 2005 (Local Plan) and policy CS4 of the Reigate and Banstead Core Strategy (CS), seek to promote and reinforce local distinctiveness. Development should respond to and maintain the character of the area and reflect the identity of local surroundings. 7. New development should optimise the potential of the site and add to the overall quality of the area. With extensions to the front of existing dwellings consideration should be given to the type, design and size of the extension in relation to the plot size, shape and relationship to adjoining properties. They should be designed to a high standard incorporating elevation treatments, roofscape and building materials that complement the character of the area. Also, new development should not unreasonably affect the living conditions of the occupiers of the adjacent properties. 8. With the proposal the first floor extension would be set in slightly from the western flank wall of the host dwelling and would have a fully hipped roof with a small crown above the main element of the roof. The windows would project above the eaves line and would have a combination of flat and pitched roofs and the northeast corner of the resultant dwelling would retain a small flat roofed single storey element. All of these features are typical of the locality and would respect both the street scene and the rear garden environment. 9. The overall height of the resultant dwelling would be in keeping with the dwellings on either side and with the street scene in general. At the same time its fully hipped roof would minimise the roof mass of the resultant dwelling and Appeal Decision APP/L3625/D/18/3200969 3 would allow for views through to the trees within the rear garden environment. The distance between the first floor extension and the dwellings on either side would reflect the size of the gaps between many of the dwellings along Warren Road. 10. The staggered front building line would result in an appropriate transition between the projecting front building line of the dwelling at No. 152 and the recessed front building line at No.156. In addition, the proposed extension would be constructed from materials to match the existing dwelling, which would also blend in with the adjacent dwellings. 11. To secure the above the Council has suggested the imposition of conditions which require the development to be carried out in accordance with the submitted plans and that the external materials used match those of the host dwelling. Both conditions are necessary to ensure the extension would blend in appropriately with the host dwelling and in the interests of certainty. 12. For these reasons the resultant dwelling would sit comfortably on the plot. It would respect and blend in appropriately with the street scene and would add to the diverse character and appearance of the dwellings along Warren Road. 13. I conclude on the first main issue that the proposal would reflect the identity of the street scene and the locality. In this respect it would therefore comply with policies Ho9, Ho13 & Ho16 of the Local Plan, policy CS4 of the CS and the NPPF. Living conditions 14. Staggered front and rear building lines are a feature of Warren Road and this does result in some overshadowing and in some dwellings being clearly visible from the adjacent dwellings. With the proposal the proposed first floor and roof of the resultant dwelling would be clearly visible from the side facing windows at No.152. However, the extension would be several metres away from those windows and the main outlook from the windows would continue to be into the front garden area. 15. To the rear the northeast corner of the resultant dwelling would be single storey with a flat roof. Whilst the first floor element would project slightly beyond the rear wall of No.152, the roof of the extension would be fully hipped. The main outlook from the rear windows and rear garden at No.152 would be into the long and elevated rear garden of that property and would not be materially affected by the proposal. 16. The proposed first floor extension would be clearly visible from the adjacent front rooms at No.156. However, the proposed extension would be set in from the side building line of the host dwelling and the two storey part of the dwelling at No.156 are set in from the boundary between the two properties. This would create a sense of space between the two dwellings. As a result, the proposed extension would not be visually overbearing when viewed from the dwelling at No.156. In addition, the extension would be sited to the east of the dwelling at No.156 and so would not result in a material loss of sunlight. 17. In relation to privacy the proposed front and rear first floor windows would be set in from the boundaries with Nos.152 &156 and the outlook from them would be into the rear garden of the host dwelling. Conversely the landing window on the east side of the resultant dwelling and the bedroom window on Appeal Decision APP/L3625/D/18/3200969 4 the west side of the resultant dwelling would look out directly into the gardens and dwellings at Nos.152 & 156. This would have the potential to result in a loss of privacy which would unacceptably harm the living conditions of the occupiers of those properties. 18. To address this a condition would be necessary which restricts the opening of the windows and their glazing. This would affect the outlook from the proposed bedroom No.4, although provided the top vents were clear glazed this would not weigh against the proposal. This is because the overall outlook from the dwelling would be good. 19. I conclude on the second main issue that the proposal would not have a materially harmful impact on the living conditions of the occupiers of Nos.152 & 156, with regard to visual impact, sunlight or privacy. The scheme would therefore comply with policies Ho9, Ho13 and Ho16 of the Local Plan. Conclusion 20. Having regard to the conclusions on both of the main issues the Appeal is allowed. Elizabeth Lawrence INSPECTOR