Erection of a double garage and a bin store Decision

Appeal Decision Site visit made on 19 October 2018 by S Poole BA(Hons) DipArch MPhil MRTPI an Inspector appointed by the Secretary of State Decision date: 8 November 2018 Appeal Ref: APP/J1915/D/18/3207172 40 Maze Green Road, Bishop's Stortford, Hertfordshire CM23 2PJ  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 Mark Vincent against the decision of East Hertfordshire District Council.  The application Ref 3/18/0993/HH, dated 24 April 2018, was refused by notice dated 21 June 2018.  The development proposed is the erection of a double garage and a bin store Decision 1. The appeal is dismissed Procedural Matters 2. The East Herts District Plan was adopted on 23 October 2018 and replaces the East Herts Local Plan Second Review 2007. I am required to consider the appeal against the development plan in place at the time of my decision and therefore the policy referred to in the reason for refusal is no longer relevant to the appeal. I am satisfied that Policy DES4 of the District Plan (2018) is not materially different from Policy ENV1 of the replaced plan and therefore have not deemed it necessary to seek parties’ comments on this matter. 3. A revised National Planning Policy Framework was published on 24 July 2018. I am satisfied that the new Framework does not differ from the 2012 Framework in respect of the matters before me and have not therefore deemed it necessary to seek parties’ comments on the revised Framework. Main Issue 4. The main issue in this case is the effect of the proposal on the character and appearance of the area. Reasons 5. The appeal property is a relatively large detached house with an attached garage to the side. It is located in a residential street comprising detached houses with front gardens, many of which contain mature trees and vegetation. This gives the street scene a relatively spacious and verdant appearance, a matter to which I attach significant weight. 6. The property is located next to the junction between Maze Green Road and Matching Lane and includes a large area of hardstanding at the front. The Appeal Decision APP/J1915/D/18/3207172 2 proposal would comprise the erection of a double garage and bin store in the corner of the site next to Maze Green Road and the boundary shared with No. 38. The proposal would have an asymmetrical footprint and the main part would have a shallow pitched roof. 7. Whilst the area surrounding the appeal site includes properties of varied age and architectural styles, it is also notable for the absence of development close to the road, which has ensured the maintenance of the verdant character of the street scene. I recognise that the proposal would be partly screened by the hedge next to the front boundary of the site, but this is unlikely to be substantive enough to entirely screen the building and, in any case, the proposal would be visible via the entrance to the site. 8. Due to its size and siting I conclude that the proposal would by an overly prominent and incongruous addition to the street scene that would have an unacceptable effect on the character and appearance of the area. For this reason the proposal fails to comply with District Plan Policy DES4, which requires development to be of a high standard of design and layout that reflects and promotes local distinctiveness. There is also conflict with the aims of the Framework. Conclusion 9. For the reasons set out above, and having regard to all other matters raised, I conclude that the appeal should fail. S Poole INSPECTOR