Replacement of flat roof for a new pitched roof to front of detached garage

Appeal Decision Site visit made on 16 April 2019 by J Davis BSc (Hons) MSc MRTPI an Inspector appointed by the Secretary of State Decision date: 14th June 2019 Appeal Ref: APP/L5810/D/19/3220444 6 Queens Ride, Barnes, London, SW13 0JB • 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 Lucy Standing against the decision of the Council of the London Borough of Richmond Upon Thames. • The application Ref 18/3076/HOT, dated 17 September 2018, was refused by notice dated 2 November 2018. • The development proposed is replacement of flat roof for a new pitched roof to front of detached garage. Decision 1. The appeal is allowed and planning permission is granted for the replacement of flat roof for a new pitched roof to front of detached garage at 6 Queens Ride, Barnes, London, SW13 0JB in accordance with the terms of the application, Ref 18/3076/HOT, dated 17 September 2018, 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: 0919 L1, 0919 J1, 0919 J2, 0919 J3, 0919 J4 and 0919 J5. 3) The external surfaces of the development hereby permitted shall be constructed in the materials shown on plan nos. 0919 J2, 0919 J3, 0919 J4 and 0919 J5. Main Issue 2. The main issue is the effect of the proposal on the character and appearance of Barnes Common Conservation Area, with particular reference to views of the host building, a Building of Townscape Merit. Reasons 3. The appeal property is located within Barnes Common Conservation Area. The Conservation Area is centred around Barnes Common which comprises a series of open spaces, separated by roads. The Conservation Area Study (CA Study) confirms that buildings facing onto Barnes Common are grouped in small clusters of distinctive style and character. In addition to the open spaces, the Conservation Area is in part characterised by large red and yellow stock Victorian and Edwardian houses, many with decorative moulded detail and Appeal Decision APP/L5810/D/19/3220444 2 elaborate entrance canopies. Many of the roads have a pleasant landscape setting which further adds to the significance of the Conservation Area. The CA Study refers to Queens Ride as “A row of six substantial detached houses, set back from the road behind high fences, walls and hedges, fronts onto Queens Ride. Only two of the original Victorian Villas remain but all have sweeping driveways and mature gardens…”. 4. The appeal property is of a Victorian villa architectural style with a mature landscaped frontage, as described in the CA Study. Accordingly, it has been identified by the Council as a Building of Townscape Merit (BTM). Policy LP4 of the London Borough of Richmond Upon Thames Local Plan (2018) (LP) requires development to preserve and where possible enhance, the significance, character and setting of non-designated heritage assets, including Buildings of Townscape Merit. The National Planning Policy Framework (2019) (NPPF) at paragraph 197 states that the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining applications. 5. The proposal relates to an existing garage which is sited to the front of the dwelling adjacent to a high wall which runs along the frontage with Queens Ride. The proposal would involve replacing the existing asphalt flat roof of the double garage with a crown roof. Whilst higher than the existing structure, it would remain of a scale such that it would appear subservient to the main dwelling. Furthermore, given its siting to the front of the property and the intervening space around it, it would not compete visually with the host dwelling. The proposed roof would be constructed in traditional materials in keeping with the main dwelling and would be of an acceptable appearance in this respect. 6. The proposed roof would be more prominent in the street scene than the existing flat roof structure by virtue of its increased height. However, it would sit behind the high wall along the frontage of the property and slope away from Queens Ride. This part of Queens Ride has a relatively enclosed character, due to the high walls, fences and trees and shrubs that exist along its frontage. Whilst the roof would be visible in some longer distant views, this would be against the backdrop of trees with the dwellings themselves visible beyond. The proposed roof would not be apparent when using the footpath directly adjacent to it due to the height of the wall. It would be more visible from the footpath on the northern side of Queens Ride, however, it would be seen in the context of other high vegetation and the large villa beyond and would not be particularly prominent or visually intrusive. 7. The most significant view from Queens Ride of the BTM is through the driveway entrance. Whist the property benefits from gates, these are open railings and therefore allow clear views into the site. As the proposed garage roof structure is located close to the frontage of the site, it would have very little effect on views from the entrance and would not interrupt views of the property itself. Other than at this point, views of the BTM are highly limited from the footpath on the southern site of Queens Ride due to the high boundary treatment. Whilst longer distance views of the BTM are obtainable from the footpath on the northern side of Queens Ride, the proposed garage structure would have only a limited impact, with only the views of the more subordinate part of the dwelling directly in front of the garage affected. Appeal Decision APP/L5810/D/19/3220444 3 8. The proposal relates to an existing structure and would not conflict with any of the ‘Opportunities for Enhancement’ set out in the Barnes Common Conservation Area Statement. It would not materially affect the landscape setting of the dwelling and would retain the existing boundary treatment. In replacing the existing flat roof asphalt roof with a roof constructed in traditional materials, it would preserve the architectural quality. 9. The statutory duty in Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 is a matter of considerable importance and weight. The new replacement roof structure is of an appropriate design and appearance in this location and by using appropriate materials would complement the character of the existing house. Furthermore, it would not be unduly prominent in the street scene and would not materially harm views of the BTM from Queens Ride. Consequently, the character and appearance of Barnes Common Conservation Area would be preserved. Accordingly, there would be no conflict with LP Policy LP3 which requires development preserve and where possible, enhance the character or the appearance of the Conservation Area. The proposal would also comply with LP Policies LP1 and LP4 insofar as they require development to be of a high quality, to respect local character and to preserve and where possible enhance, the significance and character of non-designated heritage assets. Conditions 10. In addition to the standard 3 years implementation condition, the approved plans condition is imposed for clarity. I have imposed a condition requiring the development to be constructed in accordance with the materials shown on the approved drawings in the interests of the visual amenity of the area. Conclusion 11. For the reasons given above I conclude that the appeal should be allowed. J Davis INSPECTOR