Erection of first floor side extension, single storey front porch extension and installation of external wall insulation

Appeal Decision Site visit made on 30 October 2018 by S Edwards MA MRTPI an Inspector appointed by the Secretary of State Decision date: 14 November 2018 Appeal Ref: APP/J9497/D/18/3207341 2 Forestry Houses, Bellever, Postbridge, Yelverton, Devon PL20 6TW  The appeal is made under section 78 of the Town and Country Planning Act 1990 (as amended) against a refusal to grant planning permission.  The appeal is made by Mr Anand Chetan against the decision of Dartmoor National Park Authority.  The application Ref 0017/18, dated 13 December 2017, was refused by notice dated 8 May 2018.  The development proposed is erection of first floor side extension, single storey front porch extension and installation of external wall insulation. Decision 1. The appeal is allowed and planning permission is granted for erection of first floor side extension, single storey front porch extension and installation of external wall insulation at 2 Forestry Houses, Bellever, Postbridge, Yelverton, Devon PL20 6TW, in accordance with the terms of the application, Ref 0017/18, dated 13 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: 296J-11, 296J-12, 296H-2, site location plan (received 8 January 2018). 3) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows, dormer windows or rooflights, other than those expressly authorised by this permission shall be constructed. 4) Unless otherwise agreed in writing by the local planning authority, the development hereby permitted shall be implemented in strict accordance with the recommendations in Section 4 of the protected species survey report (Richard Green Ecology, January 2018), subject to any variation required by Natural England under any license issued. 5) The materials and colours to be used in the construction of the external surfaces of the extension hereby permitted shall match the elevations to which the extension is to be added, unless otherwise agreed in writing by the local planning authority, and such work shall be completed prior to occupation of the development granted by this permission. Appeal Decision APP/J9497/D/18/3207341 2 Application for costs 2. An application for costs was made by Mr Anand Chetan against Dartmoor National Park Authority. This application is the subject of a separate Decision. Procedural Matter 3. The description of the proposal adopted by the Authority on the decision notice differs from that stated on the planning application form. Whilst I have had regard to the appellant’s description, I am satisfied that the Authority’s more detailed version adequately describes the proposal, which is the one I have therefore adopted. Main Issue 4. The main issue is the effect of the proposal upon the character and appearance of the area. Reasons 5. The appeal property forms part of a group of four pairs of semi-detached properties set prominently in an elevated position on a hillside within Dartmoor National Park. These dwellings, which were originally built for workers of the Forestry Commission, are constructed of rendered brick, with a slate roof. By reason of their identical appearance, distinctive, symmetrical design and regular pattern reinforced by their staggered sitting, these houses make an important contribution to the landscape and, in the words of the Case Officer, represent an iconic image of Bellever. 6. The proposed first floor side extension and porch elements were considered acceptable in principle at a previous dismissed appeal1, and there is no reason for me to take a different view. Whilst the side extension in particular would disrupt the visual symmetry of this pair of semi-detached properties, the design approach would ensure that it appears in keeping with and subservient to the host property. In addition, having regard to the existing landscaping, topography and orientation of the Forestry Houses, the visual impact of the proposal would remain limited. 7. I have had regard to the comments provided by Historic England, who were asked to consider 1-8 Forestry Houses for listing. However, whilst Historic England highlighted their importance as buildings of strong local interest, as well as distinctive and well-planned examples of post-war housing in a prominent location, I note that they decided not to recommend these properties for listing. 8. I therefore conclude that the proposed development would have an acceptable effect upon the character and appearance of the locality. Consequently, there would be no conflict with Policies COR1, COR3, COR4 of the Dartmoor National Park Authority: Local Development Framework Core Strategy Development Plan Document (adopted in June 2008) and Policies DM7 and DMD24 of the Dartmoor National Park Authority: Development Management and Delivery Development Plan Document (adopted in July 2013). These require new development to be sustainable and of a high quality design, whilst having 1 APP/J9497/D/17/3168336 Appeal Decision APP/J9497/D/18/3207341 3 regard to local distinctiveness and in particular the characteristic landscapes which define this national park. Other matters 9. I have taken into consideration the points raised regarding the effect of the proposal upon the living conditions of neighbouring residents, but note that no additional windows would be proposed at first floor level, other than on the rear elevation. In addition, I am satisfied that the imposed conditions would address these issues, notably by ensuring the removal of permitted development rights for the formation of additional windows and rooflights. 10. Concerns have been raised by local residents regarding the existence of covenants, but these are dealt with under separate legislation, and fall outside my jurisdiction. Conditions 11. The Authority has referred to those conditions suggested in the Case Officer report to the Planning Committee. The appellant has confirmed his agreement to these, to the exception of condition 3, which seeks to remove permitted development rights for the installation of additional windows and rooflights. As mentioned above, I however consider that this condition is necessary to preserve the living conditions of neighbouring residents. 12. I have considered the other conditions suggested by the Authority, making minor amendments where necessary, to ensure compliance with the tests as set within the Framework and the Planning Practice Guidance. I have imposed a condition specifying the relevant drawings as this provides certainty. The requirement to use matching materials is considered necessary to ensure that the additions remain in keeping with the host property. A condition requiring the implementation of the measures contained within the protected species survey report is required, in order to ensure that habitats are not adversely affected by the proposal. Conclusion 13. For the reasons given above, I conclude that the appeal should be allowed. S Edwards INSPECTOR