Demolition of existing garage. Construction of new garage, with rooms above. Increase in ridge height to dwelling house to provide bedroom accommodation at first floor level, demolition of conservatory, replace with single storey side extension

Appeal Decision Site visit made on 19 March 2019 by J Bell-Williamson MA MRTPI an Inspector appointed by the Secretary of State Decision date: 2nd April 2019 Appeal Ref: APP/G2815/D/19/3221758 84 High Street, Raunds NN9 6HT • 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 Kevin Hackett against the decision of East Northamptonshire Council. • The application Ref 18/02254/FUL, dated 20 November 2018, was refused by notice dated 14 January 2019. • The development proposed is demolition of existing garage. Construction of new garage, with rooms above. Increase in ridge height to dwelling house to provide bedroom accommodation at first floor level, demolition of conservatory, replace with single storey side extension. Decision 1. The appeal is allowed and planning permission is granted for demolition of existing garage, construction of new garage with rooms above, increase in ridge height to dwelling house to provide bedroom accommodation at first floor level, demolition of conservatory, replace with single storey side extension at 84 High Street, Raunds NN9 6HT. The permission is granted in accordance with the terms of the application Ref 18/02254/FUL, dated 20 November 2018, subject to the conditions included in the Schedule at Annexe A. Main Issues 2. The main issues are the effect of the proposed development on the character and appearance of the host dwelling; and on the living conditions of the occupiers of Blott’s Cottages, with regard to natural light and privacy. Reasons Character and appearance 3. The appeal property is a detached bungalow in an area of varied property types, ages and designs. The area is predominantly residential with some commercial and retail uses nearby. No 84 is set behind the building line of neighbouring properties, which are located close to the High Street. 4. The changes proposed would readily be seen from the public realm and would be most apparent from the raised roof ridge, creation of an extended front gable and dormer windows. While these would materially alter the appearance Appeal Decision APP/G2815/D/19/3221758 2 of the appeal property, they have to be considered in the context of the building’s existing merits and the varied street scene. Due to its layout relative to the neighbouring dwellings and its limited size, No 84 is not seen in isolation but in relation to adjacent properties. 5. The existing dwelling is a modest bungalow that is sited between a large two storey detached dwelling and a newly constructed bungalow with a wide frontage. The extended front gable would mirror the same design element to the properties either side, while the dwelling’s height would remain subordinate to that of the much larger detached dwelling. The dormers would be proportionate to the scale of the extended roof, which itself would not be so tall compared to the existing dwelling that it would be disproportionate or otherwise incongruous. The existing building is of limited architectural merit and the changes to it would be seen in a wider setting that is highly varied in terms of the scale, appearance and layout of buildings. 6. The side extension would replace the existing conservatory and would not add sufficient additional height or depth to harmfully alter the proportions of the existing dwelling. The main changes to the rear would be the higher roof and dormer windows. While these would be seen from neighbouring dwellings, for the reasons already given they would not result in incongruous changes to the original property. 7. Therefore, for all these reasons, I conclude that the proposed development would not have a harmful effect on the character and appearance of the host dwelling. Consequently, it is not contrary to Policy 8 (d) of the North Northamptonshire Joint Core Strategy, which requires development to respond to local character and context. This policy is consistent with the National Planning Policy Framework. Living conditions 8. Blott’s Cottages comprise a short terrace of two storey dwellings located immediately to the west of the appeal property. The cottages are on lower ground and are positioned perpendicular to the rear elevation of No 84. The end of the single storey extension would be broadly parallel with the terrace’s rear elevation, so any potential effects of the extended dwelling would be to the front of the cottages only. 9. With regard to natural light, the extended roof height could have some effects with regard to overshadowing in the morning, due to the relative orientation of the properties. However, this would be limited and would largely affect the access area to the front of the cottages which is predominantly functional rather than of amenity value. Overall, therefore, any changes would not be sufficiently significant to result in material harm. The extended roof and new windows would not be of such bulk or mass in proximity to the neighbouring dwellings that they would affect the available daylight. 10. The ground floor windows in the extended dwelling would be in the same position and of smaller size than at present, while the middle upper floor window would include obscured glass. Therefore, the only additional views would be from the dormers to either end of the roof. These windows would be positioned immediately above the existing ground floor windows. Consequently, despite their greater height, the views available from these Appeal Decision APP/G2815/D/19/3221758 3 windows of the cottages’ frontage would not be materially different to those already available. Views from the northernmost dormer would be directly towards the appeal property’s rear garden; due to the relative positions of the window and No 86’s boundary there would be no overlooking of this neighbouring garden. 11. Accordingly, for these reasons, I conclude that the proposal would not result in harm to the living conditions of the occupiers of Blott’s Cottages, with regard to natural light and privacy. As such, there is no conflict with Policy 8 (e) of the North Northamptonshire Joint Core Strategy, which includes the requirement to protect amenity by not resulting in an unacceptable impact on neighbouring properties. Conditions 12. Of the Council’s suggested conditions I have imposed the standard time condition and, to ensure the proper implementation of development, one requiring development to be carried out in accordance with the approved plans. I have not imposed the suggested condition concerning matching materials as the application form specifies a range of materials some of which are not matching, but which would be appropriate to the extended dwelling. 13. I agree with the Council’s other suggested condition concerning visibility splays, on-site parking, access gradient and surfacing, and surface water drainage, which is required in the interests of highway safety. Conclusion 14. For the reasons given above it is concluded that the appeal should succeed. J Bell-Williamson INSPECTOR Annexe A Schedule – 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: PA-001a (location plan), PA-003a (proposed view from High Street), PA-004a (proposed east elevation), PA-005a (proposed south elevation), PA-006a (proposed west elevation), PA-007a (proposed north elevation), PA-008a (proposed sections and floor plans), PA-010b (proposed site plan) and PA-020 (proposed site plan floor area and footprint). Appeal Decision APP/G2815/D/19/3221758 4 3) Prior to the first use or occupation of the development hereby permitted the following highways requirements shall be provided: i) Pedestrian visibility splays of at least 2 metres by 2 metres shall be provided on each side of the vehicular access as identified on drawing PA-010b. These measurements are taken from and along the highway boundary. The splays shall thereafter be permanently retained and kept free of all obstacles to visibility over 0.6 metres in height above footway level. ii) The proposed vehicular access, parking and turning facilities shall not be provided other than in accordance with the approved plans and shall thereafter be set aside and retained for those purposes. iii) The vehicular access gradient from the highway boundary shall not exceed 1 in 15 for the first five metres from the highway boundary. iv) The vehicular access hereby approved shall have a hard bound surface for the first 5 metres from the edge of the highway boundary. v) A positive means of drainage shall be installed to prevent the unregulated discharge of water on to the adopted highway.