For the change of the roof structure for the existing planning permission from a pitched roof to a flat roof (retrospective)

Appeal Decision Site visit made on 11 March 2019 by Mrs H Nicholls MSc MRTPI an Inspector appointed by the Secretary of State Decision date:18 March 2019 Appeal Ref: APP/J9497/D/19/3220688 Greeba, 7 Binkham Hill, Yelverton PL20 6BD • 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 Chris Dorey against the decision of Dartmoor National Park Authority. • The application Ref 0370/18, dated 16 May 2018, was refused by notice dated 4 September 2018. • The development proposed is for the change of the roof structure for the existing planning permission from a pitched roof to a flat roof (retrospective). Decision 1. The appeal is allowed and planning permission is granted for the change of the roof structure for the existing planning permission from a pitched roof to a flat roof (retrospective) at Greeba, 7 Binkham Hill, Yelverton, PL20 6BD, in accordance with the terms of the application, Ref 0370/18, dated 16 May 2018, and the plans submitted with it. Preliminary Matters 2. The description of development is taken from the Council’s decision notice rather than the application form as it more comprehensively describes the nature of the works and the fact that it is retrospective. I noted during my site visit that the works detailed in the submitted plans appeared to be largely complete. 3. The Council’s decision notice refers to the National Planning Policy Framework (‘the Framework’) published in 2018. However, as policies of the Framework that are material to this case have not fundamentally changed, in reaching my decision I have had regard to the Revised National Planning Policy Framework (‘revised Framework’) published in February 2019. Main Issue 4. The main issue is the effect of the proposal on the character and appearance of the host dwelling and surrounding National Park. Reasons 5. Binkham Hill generally comprises of semi-detached two storey dwellings or detached bungalows with a unifying simplistic vernacular. As acknowledged by the Council, some dwellings have conservatories, single storey flat roof and two storey hipped roof extensions either to the side or rear. I also noted a number of examples of properties with modest flat roof two storey rear extensions which also contributed to the variety of building forms found in the area. Appeal Decision APP/J9497/D/19/3220688 2 6. The recently built extension is a two storey flat roof rear extension and the flat roof garage has been extended to the side and rear to connect with the host dwelling. The two storey element of the extension projects only modestly from the rear elevation and its roof height is broadly level with the eaves of the host dwelling. Due to their modest scale, design and siting, the extensions do not appear incongruous or ‘box-like’ in relation to the host property. 7. Extensions to dwellings in the surrounding area are sufficiently varied which enables the extensions to assimilate with the surroundings without undermining the host dwelling, the collective character of the area or distinctive features of the National Park. Whilst the Council indicate that the previously approved hipped roof would have assimilated better with the host property, I do not consider that neighbouring houses are so regularly designed that the extension appears unsympathetic or detrimental to the streetscene. Furthermore, whilst the extensions are visible from Binkham Hill, which also wraps around the rear of the property, it is not particularly visually prominent within the wider area. 8. In view of this main issue, the proposal would not harm the character and appearance of the host dwelling or surrounding National Park. It would therefore comply with Policies COR1 and COR4 of the Dartmoor National Park Authority Core Strategy (2008), which require, amongst other things, that development proposals demonstrate a scale and layout appropriate to the site and its surroundings, conserving or enhancing the quality and distinctiveness of the built environment and local landscape character. 9. The proposal would also comply with Policies DMD1a and b, DMD7 and DMD24 of the Dartmoor National Park Authority Development Management and Delivery Development Plan Document (2013), which collectively, amongst other considerations, seek to ensure that development proposals conserve and enhance the character of the local built environment including buildings, open spaces, trees and other important features that contribute to visual, historical or architectural character; and ensure that extensions will not adversely affect the appearance of the dwelling, its curtilage or immediate surroundings. 10. The proposal would also be consistent with the design policies of the revised Framework and guidance contained within the Dartmoor National Park Design Guide 2011, which, amongst other things, set out that good design is a key aspect of sustainable development and that extensions offer an opportunity to incorporate good contemporary design. Other Matters 11. The Authority’s decision notice refers to the ‘English National Parks and the Broads UK Government Vision and Circular 2010’ although not to any particular policies thereof. Given that I have found the proposal to comply with the development plan in any case, I have not attributed weight to this Circular. Conditions 12. The statutory time limit condition is not necessary as the development has already been commenced. The development has also been constructed in materials to match the existing dwelling. The decision above refers to the plans submitted with the application, which includes the site location plan, proposed Appeal Decision APP/J9497/D/19/3220688 3 elevations (B102) and proposed floor plans (B103), with which it appears that the now completed works accord. Conclusion 13. For the reasons given above, I conclude that the appeal should be allowed. Hollie Nicholls Inspector