Two storey extension to side and front, single storey extension to rear, bay window and canopy to front, and alterations to driveway

Appeal Decision Site visit made on 16 October 2018 by Chris Baxter BA (Hons) DipTP MRTPI an Inspector appointed by the Secretary of State Decision date: 15 November 2018 Appeal Ref: APP/M4510/D/18/3204305 2 Yeavering Close, Newcastle upon Tyne NE3 4YU  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 Carol Lincoln against the decision of Newcastle City Council.  The application Ref 2017/1862/01/DET, dated 6 December 2017, was refused by notice dated 1 May 2018.  The development proposed is for erection of two storey extension to side and front, single storey extension to rear, bay window and canopy to front, and alterations to driveway. Decision 1. The appeal is allowed and planning permission is granted for erection of two storey extension to side and front, single storey extension to rear, bay window and canopy to front, and alterations to driveway at 2 Yeavering Close, Newcastle upon Tyne NE3 4YU, in accordance with the terms of the application, Ref: 2017/1862/01/DET, 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: scale 1:1250 OS Sitemap; PO-20-100 P Existing and Proposed Plans. 3) The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing building and shall incorporate brick piers to match adjacent properties. Procedural Matter 2. I have used the description of the proposal from the Council’s decision notice for clarity and accuracy of the proposed development. Main Issue 3. The main issue is the effect of the proposal on the character and appearance of the surrounding area. Appeal Decision APP/M4510/D/18/3204305 2 Reasons 4. The area is characterised by detached properties on a modern housing estate which are set close to one another with minimal gaps between the properties. The majority of the properties are positioned in a linear fashion facing the road however there is a stagger to the built form of these properties with some properties set forward or back in relation to their neighbouring property. There is a mix of different housing designs with most properties constructed from brick and render finishes. 5. The proposed two storey side and front extension would reduce t he gap with 3 Yeavering Close. However a gap of approximately one metre would be retained which is a similar gap to most of the properties in the area, in particular properties 16 – 24 (inclusive) Yeavering Close. The gap between the appeal property and No 3 would be in keeping with the spacing of other properties on the estate and the proposal would not have a detrimental effect on the character or appearance. 6. Due to the mix of different house styles and th e staggered positioning of the properties, the proposal would not adversely interfere with the rhythm or pattern of the street. Front gable feature s are common on properties in the estate. The ridge height and the width of the proposed gable feature differs slightly from other gable features in the area, however given the variation in house types, I do not find that this element would be significantly intrusive within the area. The proposed two storey side and front extension would create a stagger of approximately 2.5 metres at first floor level. However the proposal would not extend any further forward at ground floor. The proposal would be set back sufficiently from the road to ensure it would not appear as a dominant feature. 7. The Council have raised concerns that the proposed rendering of the front projection without brick piers would not match that of adjacent properties. Brick piers are a detail which is common on gable features of adjacent properties, and could be secured by condition. 8. The Council has not raised any objections regarding the proposed single storey rear extension, various internal alterations, the canopy and bay window to the front or changes to the drive, and has indicated that they would not detract from the character or appearance of the property or surrounding area. I also find these parts of the scheme to be acceptable. 9. For the reasons given above, I conclude that the proposal would not have a harmful effect on the character or appearance of the surrounding area. It would therefore accord with policy CS15 of the Core Strategy and Urban Core Plan for Gateshead and Newcastle upon Tyne 2010 -30, policies EN1.1 and H2 of the Newcastle upon Tyne Unitary Development Plan and the Extending Your Home – A Design Guide Series document which seek to ensure development responds positively to local distinctiveness and character , and integrates into its setting with regards to scale, pattern of surrounding buildings and spaces. Conditions 10. In addition to the standard timescale condition, I have imposed a condition specifying the relevant drawings as this provides certainty. I have also imposed a condition relating to materials, including the provision of brick piers within Appeal Decision APP/M4510/D/18/3204305 3 the gable feature, in the interests of safeguarding the character and appearance of the area. Conclusion 11. For the reasons set out above, the proposed development would accord with the development plan and therefore, having regard to all other matters raised, the appeal should be allowed. Chris Baxter INSPECTOR