Part single storey, part two storey side wrap around extensions following demolition of existing garage

Appeal Decision Site visit made on 20 November 2018 by G Powys Jones MSc FRTPI an Inspector appointed by the Secretary of State for Communities and Local Government Decision date: 06 December 2018 Appeal Ref: APP/N5090/D/18/3211870 37 Edgwarebury Gardens, Edgware, Middlesex, HA8 8UN  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 Simon Golan against the decision of the Council of the London Borough of Barnet.  The application Ref 18/4687/HSE, dated 27 July 2018, was refused by notice dated 4 September 2018.  The development proposed is a part single storey, part two storey side wrap around extensions following demolition of existing garage. Decision 1. The appeal is allowed and planning permission is granted for is a part single storey, part two storey side wrap around extensions following demolition of existing garage at 37 Edgwarebury Gardens, Edgware, Middlesex, HA8 8UN in accordance with the terms of the application Ref 18/4687/HSE, dated 27 July 2018, subject to the conditions set out in the attached Schedule. Preliminary matters 2. The Council acknowledges that most aspects of this proposal were granted planning permission on 20 July 2018 (Ref 18/3136/HSE). This is clearly material to my considerations since that permission represents what the Council has previously found acceptable, and the appellant’s fall back position. I find no reason to object to those elements that the Council previously found acceptable. 3. The main difference between the permitted scheme and this proposal relates to the proposed first floor front extension. Main issue 4. Having regard to the foregoing the main issue is the effect of the proposed first floor front extension on the character and appearance of the host property and its surroundings. Reasons 5. The appeal property is a semi-detached dwelling, set within a pleasant residential street of suburban character. As already mentioned, the Council has already granted permission for significant extensions and alterations to the property, and a start has been made on site. The element now under consideration involves the erection of a first floor extension above the main entrance to the dwelling so as to form a bathroom to serve the front bedroom. Appeal Decision APP/N5090/D/18/3211870 2 6. I have carefully noted the design comments made by officers in their report, and the concern expressed as to the loss of an original terrace feature. However, far from representing an incongruous addition, as alleged, this in my view, is a relatively modest, proportionate and well-designed proposal. I do not consider the Council’s comments on the roof design to have merit. 7. Having regard to the far larger scale and nature of the permitted extensions, it could not be convincingly argued in my view, as the Council has attempted, that the front extension would ‘unbalance’ the pair or detract from the ‘symmetry’ of the front elevation. It seems to me that would be the natural outcome of implementing the extant permission. 8. Moreover, as acknowledged by the Council, several examples of similar extensions are seen in the street, one granted on appeal. The Council attempts to distinguish these, largely by claiming that they were constructed prior to the adoption of current design policies. Nevertheless, most of the front extensions that I saw looked perfectly acceptable in their setting, and taken together contribute to forming the essential character of the street. 9. I therefore conclude that the proposed front extension would sit acceptably in its visual and spatial context without harming the character and appearance of the extended host property and its surroundings. Accordingly, the proposal accords with those provisions of policies 7.6 of The London Plan, policy CS5 of the Barnet Core Strategy and policy DM01 of the Barnet Development Management Policies DPD, which, in combination, require new development to be of a high standard of design, respectful of local context and character, and for house extensions to respect their host buildings. Conditions 10. A condition in relation to materials shall be imposed in the interests of amenity. 11. For the avoidance of doubt it is also necessary that the development be carried out in accordance with the approved plans. 12. I have taken account of all other matters raised in the representations, but no other matter is of such strength or significance as to outweigh the considerations that led me to my conclusions. G Powys Jones INSPECTOR Schedule of Conditions 1. The development hereby permitted shall begin not later than three years from the date of this decision. 2. The development hereby permitted shall be carried out in accordance with the following approved plans: 218068/01 and 218068/06. 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.