Two storey side extension and single storey rear extension to existing detached private dwelling house

Appeal Decision Site visit made on 27 November 2018 by AJ Steen BA (Hons) DipTP MRTPI an Inspector appointed by the Secretary of State Decision date: 5 December 2018 Appeal Ref: APP/Q3820/D/18/3215643 24 Blackwater Lane, Pound Hill, Crawley RH10 7RN  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 Steve Foster against the decision of Crawley Borough Council.  The application Ref CR/2018/0573/FUL, dated 31 July 2018, was refused by notice dated 8 October 2018.  The development proposed is a two storey side extension and single storey rear extension to existing detached private dwelling house. Decision 1. The appeal is dismissed. Preliminary Matter 2. I was invited to view the location of the proposed extension by the occupants of the neighbouring property at 22 Blackwater Lane from within their living room and rear garden. I have taken what I saw into account in coming to my decision. Main Issues 3. The main issues are:  the effect of the proposed two storey side extension on the living conditions of neighbouring occupiers of 22 Blackwater Lane with particular regard to outlook and light; and  the effect of the proposed side extension on the character and appearance of the surrounding area. Reasons Living conditions 4. The proposed side extension would replace the existing single storey garage to the side of the dwelling. The ground floor of the extension would be adjacent to the boundary, with a slightly larger gap at first floor level. The neighbouring property at 22 Blackwater Lane has a side extension close to the boundary, including extension to the living room to the ground floor. That extension has a window to the front and patio door, providing access to a conservatory, to the rear, along with other windows to front and rear. The neighbouring side Appeal Decision APP/Q3820/D/18/3215643 2 extension is similarly set back from the original front elevation of that property, itself set further back than that of no. 24. 5. As a result of the location of the proposed extension forward of the neighbouring extension at no. 22, the proposed two storey element of the extension would dominate the closest living room window of the neighbouring property. Although there are other windows to that room, this would result in harm to the outlook of occupiers of that dwelling. In addition, it would result in some additional overshadowing of that window at some times of day that would restrict sunlight and daylight to that room, further harming the living conditions of occupiers. 6. The rear of the two storey extension would be forward of the rear elevation of the neighbouring property. The single storey extension would project to the rear of that adjacent to the boundary with no. 22 and alongside part of the neighbouring conservatory. Given the layout of the properties and limited height of the single storey side extension, these elements of the proposal would not materially affect the living conditions of occupiers of no. 22. 7. However, I conclude that the front part of the two storey side extension would harm the living conditions of occupiers of 22 Blackwater Lane with particular regard to outlook and light. As such, it would be contrary to Policy CH3 of the Crawley Local Plan that seeks to provide or retain a good standard of living condition for existing or future occupants of dwellings, including by way of dominance and overshadowing. Character and appearance 8. Blackwater Lane is a residential street in Pound Hill comprising detached houses with mature planting along the road. The area is designated as an Area of Special Character (ASLC). Houses opposite no. 24 are mostly large detached houses of varying appearance, but no. 24 is one of a number of smaller detached houses that would have originally been of the same design. These have gabled front elevations with the ridge running away from the road that results in an interesting geometric form and consistent appearance to the street. A number have been extended over time, but the overall character and appearance of the surroundings is of a sylvan and spacious area. 9. The proposals would extend the property to the side with a two storey extension and set back from the original front elevation of the property. Although the side extension would be adjacent to the boundary, it would be of modest width. The roof would be hipped to the side with a ridge and flat roof below the line of the main ridge of the property. This would result in the extension appearing subservient to the original house and would not remove the visual interest of the house in relation to neighbouring properties. 10. The rear extension would be single storey and would not be visible from public vantage points. As a result, it would not affect the character and appearance of the surrounding area. 11. For these reasons, I conclude that the proposed side and rear extensions would not harm the character and appearance of the area within the ASLC. As a result, the proposals would comply with Policies CH2, CH3 and CH14 of the LP and the Urban Design Supplementary Planning Document that seek to retain or enhance successful places with a high quality of design that relates Appeal Decision APP/Q3820/D/18/3215643 3 sympathetically to their surroundings and development should respect or preserve the character of the ASLC. Other matters 12. I note that the appellants want to improve their family home and to provide for their growing family. This is not an uncommon scenario and, while I have sympathy to the circumstances described, they are not sufficient to outweigh the harm and policy conflict identified. Conclusion 13. For the reasons set out above, I conclude that on balance the proposed development would not accord with the development plan. Thus, having had regard to all other matters raised the appeal should be dismissed. AJ Steen INSPECTOR