Single storey rear and side extension and a 2 storey front extension

Appeal Decision Site visit made on 27 November 2018 by David Smith BA (Hons) DMS MRTPI an Inspector appointed by the Secretary of State Decision date: 5th December 2018 Appeal Ref: APP/X0360/D/18/3214407 67 Malone Road, Woodley, Reading, Berkshire, RG5 3NL  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 Redman against the decision of Wokingham Borough Council.  The application Ref 182265, dated 9 August 2018, was refused by notice dated 2 October 2018.  The development proposed is a single storey rear and side extension and a 2 storey front extension. Decision 1. The appeal is dismissed. Main Issue 2. The effect of the proposed front extension on the character and appearance of the surrounding area. Reasons 3. The Borough Design Guide indicates that front extensions are generally only acceptable where the building is set further back from the street than the prevailing building line. Given that No 65 is positioned well forward of the appeal property these conditions apply here. However, the guidance also states that they should generally only be single storey in height and not project significantly forward. But the overriding consideration is the impact on the street scene and local character. 4. In this case the narrow two-storey extension would have a depth of 1.5m beyond the front main wall. The sloping roof of the ground floor section would extend beyond it with an overhang. These disparate components would contrast unfavourably with the generally simple shapes and forms found within this residential estate. Therefore, in this setting, the overall effect would be an incoherent one and the proposal would be visually jarring. 5. The extension completed at 38 Malone Road was permitted last year and is similarly located behind its neighbour on one side. The front section is wider than that proposed so the two schemes are not identical. Moreover, its design reflects the pattern of broad front projections with hipped roofs in that part of the road. The proposal would not emulate other additions or original features nearby and so would stand out markedly in a manner that would detract from the local street scene. Appeal Decision APP/X0360/D/18/3214407 2 6. In extending in this way the appellant is seeking to use the full potential of the site in accordance with criterion e) of Policy CP3 of the Wokingham Borough Core Strategy of 2010. However, as a combination of its built form and height would not be appropriate and as it would not achieve a high quality of design there would be conflict with criterion a) and with the policy overall. 7. In conclusion the proposal would harm the character and appearance of the surrounding area and would not accord with the development plan. There are no other material considerations that outweigh these findings and therefore the appeal should not succeed. David Smith INSPECTOR