Demolition of existing garage and outbuilding, proposed side extension and new garage

Appeal Decision Site visit made on 3 June 2025 by Sara Manson DipTP Decision by John Morrison BA (Hons) MSc MRTPI an Inspector appointed by the Secretary of State Decision date: 19 June 2025 Appeal Ref: APP/A0665/D/25/3363788 14 Grange Road, Cuddington, Northwich, Cheshire CW8 2QT • The appeal is made under section 78 of the Town and Country Planning Act 1990 (as amended) against a refusal to grant planning permission. • The appeal is made by Louise Roberts and Guy Groves against the decision of Cheshire West and Chester Council. • The application Ref is 24/02822/FUL. • The development proposed is described as the demolition of existing garage and outbuilding, proposed side extension and new garage. Decision 1. The appeal is allowed and planning permission is granted for development described as the demolition of existing garage and outbuilding, proposed side extension and new garage at 14 Grange Road, Cuddington, Northwich, Cheshire CW8 2QT in accordance with the terms of the application, Ref 24/02822/FUL, 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 development hereby permitted shall be carried out in accordance with the following approved plans: Proposed Floor Plans 855\MLR\200\05 REV: A, Proposed Elevations & Roof Plan 855\MLR\200\06 REV: A, and Proposed Site Block Plan 855\MLR\200\07 REV: A. 3) The materials to be used in the construction of the external surfaces of the proposed development hereby permitted shall match those used in the existing building. Appeal Procedure 2. The site visit was undertaken by a representative of the Inspector whose recommendation is set out below and to which the Inspector has had regard before deciding the appeal. Main Issue 3. The main issue is the effect of the proposed development on the character and appearance of the area. Reasons for the Recommendation 4. The appeal property is a two-storey end terrace, located on a corner plot benefitting from a generous side garden with a single storey detached garage that fronts Cherry Lane. The surrounding area is clearly urban and characterised by similarly Appeal Decision APP/A0665/D/25/3363788 2 uniformed terraced and semi-detached properties, many with similar side extensions. All set back from grass verged pavements behind small front gardens. 5. The proposals would be subservient to the host property and extend no further outwards than the existing detached garage. Consequently, the proposed extension would slightly impinge on guidance regarding corner plot development and building lines as set out in the Cheshire West and Chester Council, House Extensions and Domestic Outbuildings Supplementary Planning Document 2021 (SPD). The SPD is guidance only and no such rule is set out in the development plan policies provided. Given the sizeable spacing between the appeal property and neighbours Number 8 Cherry Lane, along with the proposed single storey element, the slight protrusion of the established building line here would be marginal and the visual impact of the development in this regard as such negligible within the wider street scene. 6. For these reasons, the proposals would not detract from the character or appearance of the area and would not conflict with Policy ENV 6 of the Cheshire West & Chester Council Local Plan (Part One) Strategic Policies (2015), Policy DM 21 of the Cheshire West & Chester Council Local Plan (Part Two) Land Allocations and Detailed Policies (2019). Amongst other things, these seek to ensure that development respects and protects the character and visual amenity of the local area through a high standard of design. Conditions 7. In addition to the standard time period for commencement of the development, I have set out a condition requiring the development to accord with the approved plans, as this provides certainty and precision. A condition requiring the use of materials matching that of the existing building is also necessary to ensure an appropriate appearance for the development. Conclusion and Recommendation 8. The appeal scheme would comply with the development plan for the reasons I have set out and there is nothing to suggest a decision other than in accordance therewith. I therefore recommend the appeal is allowed, subject to the conditions specified. Sara Manson APPEAL PLANNING OFFICER Inspector’s Decision 9. I have considered all the submitted evidence and my representative’s report and on that basis the appeal is allowed subject to the conditions set out. John Morrison INSPECTOR