Two storey part rear extension

Appeal Decision Site visit made on 15 August 2018 by Penelope Metcalfe BA(Hons) MSc DipUP DipDBE MRTPI IHBC an Inspector appointed by the Secretary of State Decision date: 21 August 2018 Appeal Ref: APP/F5540/D/18/3206099 310 Heston Road, Hounslow, TW5 0HQ  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 Aman Grewal against the decision of the Council of the London Borough of Hounslow.  The application Ref 00600/310/P6, dated 21 February 2018, was refused by notice dated 24 April 2018.  The development proposed is two storey part rear extension. Decision 1. The appeal is allowed and planning permission is granted for two storey part rear extension at 310 Heston Road, Hounslow, TW5 0HQ, in accordance with the terms of the application, Ref 00600/310/P6, dated 21 February 2018, and the plans submitted with it, 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: AS-01 location and block plans, AS-02 existing and proposed floor and roof plans and elevations. 3) The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those of the existing building. 4) The extension hereby approved shall be used solely as part of the house known as 310 Heston Road and shall not be occupied as a separate dwelling or used for business purposes and the premises shall not be used as a house in multiple occupation, including any use within Class C4 of the Town and Country Planning (Use Classes) Order 1987 (as amended) or such other legislation as may subsequently supersede it. Main issue 2. I consider that the main issue in this case is the effect of the proposal on the character and appearance of the area. Reasons 3. 310 Heston Road is a two storey semi-detached house in an established residential area. It has been extensively enlarged. At the rear it has a large Appeal Decision APP/F5540/D/18/3206099 2 flat roofed dormer window across most of the width of the original house, a two storey extension with a hipped roof which runs from the front elevation along the side and projects beyond the original rear elevation. There is a single storey rear extension flush with the side element with a lean-to roof and a full width open lean-to shelter which projects beyond that. 4. The proposed two storey rear extension would follow the footprint of part of the existing single storey rear extension adjacent to the existing hipped roof side/rear extension, with the additional first floor part immediately adjoining the inner flank wall of the side/rear extension and flush with the rear wall of the latter. It would have a flat roof at eaves height. 5. Relevant policies in this case include policies CC1, CC2 and SC7 of the London Borough of Hounslow Local Plan 2015-2030 (the local plan) which relate to urban design and require development, including residential extensions, to respond sensitively to the context and character of the area. The Council’s Supplementary Planning Document Residential Extension Guidelines 2017 (the SPD) gives more detailed advice for first floor rear extensions. These policies are consistent with the National Planning Policy Framework updated in July 2018. 6. All the neighbouring properties on this side of Heston Road have been extended both at ground and first floor level. Some of these are large and include large flat roofed dormers and two storey hipped extensions. The dominant feature of the rear of No. 310 is the large dormer, set in the context of a two storey hipped extension to the north at No. 312 which matches that at No. 310, and similar hipped extensions and dormers further to the south. 7. The proposed new element would be approximately 2.5m wide at first floor level and 3.6m deep. There is disagreement between the appellant and the Council as to the overall width of the proposal combined with the existing two storey extension. On the basis of the information before me, it appears to me that the overall width would be approximately 5.4m rather than the 6.72m quoted by the Council. This would be greater than half the width of the original house and in this respect the proposal would not be in accordance with the detailed advice in the SPD. 8. However, notwithstanding the cumulative effect of the proposal with the previous additions, I consider that in this context, it would be relatively modest and would blend in with the surrounding form of development as expressed along the rear elevations of this part of Heston Road. It would be less obvious than the existing dormer and hipped extension. Although a flat roof would not necessarily be desirable at first floor level, in this case it would serve to limit the bulk and impact of the extension. It would not be visible from the street. 9. Although the property has been much extended, the internal accommodation is, in effect, fairly limited. The proposal would make more efficient use of the first floor accommodation. 10. I conclude that the proposal would not harm the character and appearance of either the host building or the wider area and that, in this respect, it is consistent with policies CC1, CC2, and SC7 and the guidance in the SPD. 11. For the reasons given above, the appeal is allowed. Appeal Decision APP/F5540/D/18/3206099 3 Conditions 12. I have considered the conditions put forward by the Council, having regard to the tests set out in the Framework. A condition detailing the plans is necessary to ensure the development is carried out in accordance with the approved plans and for the avoidance of doubt. A condition relating to the materials is necessary in order to ensure the satisfactory appearance of the development. The condition restricting the extension to use only as part of the house is necessary and reasonable to protect the character of the locality and the amenities of local residents. PAG Metcalfe INSPECTOR