Ground floor garage extension

Appeal Decision Site visit made on 4 June 2019 by AJ Steen BA(Hons) DipTP MRTPI an Inspector appointed by the Secretary of State Decision date: 13 June 2019 Appeal Ref: APP/Y3615/D/19/3224760 27 Merrow Croft, Guildford GU1 2XH • 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 & Mrs Weatherall against the decision of Guildford Borough Council. • The application Ref 18/P/02117, dated 2 November 2018, was refused by notice dated 31 January 2019. • The development proposed was described as “a ground floor garage extension.” Decision 1. The appeal is allowed and planning permission is granted for a proposed front access, front porch, garage to side of property, single storey rear extension and changes to fenestration following demolition of existing structures and rear first floor infill extension at 27 Merrow Croft, Guildford GU1 2XH in accordance with the terms of the application, Ref 18/P/02117, dated 2 November 2018, subject to the following conditions: 1) The development hereby permitted shall begin not later than three years from the date of this decision. 2) The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing building. 3) The development hereby permitted shall be carried out in accordance with the following approved plans: ENC/261016-OX8 Plans and Elevations, MC/500 Proposed Ground Floor Plan, MC/501 Proposed Elevations, MC/502 Site and Roof Plan and MC/503 Site Location Plan. Preliminary Matters 2. Planning permission has previously been granted for a proposed front access, front porch, garage to side of property, single storey rear extension and changes to fenestration following demolition of existing structures and rear first floor infill extension. The proposal seeks to provide a larger garage to that previous proposal that has not yet been constructed. As such, it would not be possible to construct the proposed development separately from that previously granted permission. The Council assessed the proposal as including that previously approved extension. For these reasons, I shall do the same and have used that description in my formal decision. Appeal Decision APP/Y3615/D/19/3224760 2 3. During the course of the appeal, a new Guildford Borough Local Plan: Strategy and Sites 2015-2034 has been adopted. However, policies within that new Local Plan did not supersede policies relevant to the appeal in the Guildford Borough Local Plan (LP). My attention has not been drawn to any policies in the new Local Plan of relevance to this appeal. Main Issues 4. The main issues are: • The effect of the proposed extension on the character and appearance of the existing building and surrounding area; and • The effect of the proposed extension on the living conditions of neighbouring occupiers of 26 Merrow Croft with particular regard to outlook. Reasons Character and appearance 5. 27 Merrow Croft is a detached house on a housing estate of similar houses. It is on the junction with a spur in the road with other houses to the rear. The original vehicular access was from that spur road, but as part of the previous approval that access has been moved to the front of the dwelling. The side access has been blocked with a close boarded fence and a new section of hedge has been planted on the verge outside. 6. The proposed addition to the previously approved extension would provide a wider garage to the side of the property that would be located forward of the building line of properties to the rear. Given that the boundaries of the property around the road and between this property and the neighbour to the rear are formed by close boarded fences and hedges, only the ridge of the roof of the proposed garage would be visible from the road. As a result, this would not have a material effect on the character and appearance of the area over and above that of the extension previously granted planning permission. 7. For these reasons, I conclude that the proposed extension would not harm the character and appearance of the existing building and surrounding area. As such, it would comply with Policies G1, G5 and H8 of the LP, the National Planning Policy Framework (the Framework) and Supplementary Planning Guidance on Residential Extensions and Alterations (SPG) that seek development to respect the scale and character of the existing building and the context and character of the surroundings. Living conditions 8. 26 Merrow Croft fronts the spur road to the side of no. 27 such that it is effectively to the rear of no. 27. The side of no. 26 closest to the common boundary contains a door and window in close proximity to the boundary. 9. The enlarged garage would result in a larger extension that would project forward of the front elevation of no. 26 and result in a wider extension in views from no. 26. However, the garage would be single storey and a short distance away from the mutual boundary. As a result, the limited height would ensure that it would not materially affect the living conditions of occupiers of that neighbouring property. Appeal Decision APP/Y3615/D/19/3224760 3 10. For these reasons, I conclude that the proposed larger extension would not cause material harm to the living conditions of occupiers of 26 Merrow Croft by reason of outlook. As such, it would not conflict with Policies G1 and H8 of the LP, the Framework and the SPG that seek to protect the living conditions of occupiers of neighbouring properties from unneighbourly development. Conditions 11. To meet legislative requirements, a condition shall be imposed to address the period for commencement. I shall also impose conditions for the following reasons. A condition is necessary for materials to match those used on the existing house to maintain the character and appearance of the area. I have imposed a condition specifying the relevant drawings as this provides certainty. Conclusion 12. On the basis of the above considerations, I conclude that the appeal should succeed. AJ Steen INSPECTOR