Detached garage

www.planningportal.gov.uk/planninginspectorate Appeal Decision Site visit made on 17 July 2018 by David Fitzsimon MRTPI an Inspector appointed by the Secretary of State Decision date: 23 July 2018 Appeal Ref: APP/T3725/D/18/3202818 46a Edmondscote Road, Leamington Spa CV32 6AQ  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 Sandeep Nijjar against the decision of Warwick District Council.  The application Ref W/18/0324, dated 15 February 2018, was refused by notice dated 19 April 2018.  The development proposed is a detached garage. Decision 1. The appeal is dismissed. Main Issue 2. The main issue in this case is the effect of the proposed garage on the character and appearance of its immediate surroundings. Reasons 3. The appeal relates to dwelling which enjoys a prominent position on the corner of Edmondscote Road, opposite its crescent. The proposal seeks to introduce a detached garage to the property but given the geometry of the plot, it would sit at an angle with the highway, with a front elevation that would sit forward of the main front elevation of the dwelling itself. 4. It is the siting rather than the design of what amounts to a fairly standard hipped roof double garage which is the issue. Although the garage would be built some distance from the edge of the highway, it would sit noticeably forward of the broadly consistent building line of the group of dwellings located along this section of Edmondscote Road. As a result, the garage would appear ungainly and overly prominent when approaching from the Edmondscote Road/Prince’s Drive junction and also when approaching from the crescent. The introduction of landscaping, as suggested by the appellant, would not successfully mitigate this harm. 5. I agree with the appellant that it is the grass verges and the large area of open space in the middle of the crescent which make the most significant contribution to the open and verdant character of the street scene. I also note that the land upon which the garage would be built is currently hardstanding where cars Appeal Decision APP/T3725/D/18/3202818 2 already park, enclosed by a boundary wall. Whilst the garage would not impact on the verdant character of the local area, it would not respond positively to the well defined and well ordered layout of existing development and it would appear as an overly prominent and awkward feature as a result. 6. I note the proposal has not generated any formal objections from third parties. Nevertheless, for the above reasons, I conclude that the erection of the proposed garage would unacceptably harm the character and appearance of the street scene. In such terms, it conflicts with policy BE1 of the adopted Warwick District Local Plan which seeks to ensure that development positively contributes to the character and quality of its environment through good layout and design. 7. In reaching my decision, I note the appellant’s suggestion that pre-application advice received from the Council was positive. However, I do not know the background and details of the advice given and in any event, I have considered the proposal on its merits as I see it. 8. In light of the above factors, and having considered all other matters raised, the appeal does not succeed. David Fitzsimon INSPECTOR