Alterations to roof to allow for creation of first floor

Appeal Decision Site visit made on 6 January 2026 by B Plenty BSc (Hons) DipTP MRTPI an Inspector appointed by the Secretary of State Decision date: 21 January 2026 Appeal Ref: 6000719 2 The Orchard, Tipton St John, Sidmouth EX10 0AZ • 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 Claire Howarth against the decision of East Devon District Council. • The application Ref is 25/0606/FUL. • The development proposed is alterations to roof to allow for creation of first floor. Decision 1. The appeal is dismissed. Main Issue 2. The main issue is the effect of the proposal on the character and appearance of the area, with particular regard to the East Devon National Landscape. Reasons 3. The Orchard is a small cul-de-sac of four bungalows. It is set within a woodland setting on the edge of a small village, at an elevated position. The bungalows have pitched roofs, with gable ends that address the roadway. The dwellings are relatively uniform in design, two of which have small dormer windows within their roof slope. The wider village consists of housing of various styles and scales, with no uniform design. The appeal dwelling, of relatively simple design, makes a neutral contribution to the character and appearance of the area. 4. The proposed extensions would consist of two large dormer window features that would be located on each side of the roof slope. These would occupy most of the roof slopes, with only small sections of the original roof being retained. These would add considerable mass to the building, resulting in flat roof elements that would be of a similar height to the ridge line. This would result in the appearance of a flat roofed two-storey building which would fundamentally alter the simple and traditional form of the existing dwelling. Consequently, the extended dwelling would be a discordant feature within its context of otherwise similar single-storey properties. 5. The proposal would not be sensitive to the style of the existing dwelling, nor would it reflect existing design features, contrary to the advice of the Tipton St John Village Design Statement. Furthermore, the addition of two small windows within the apex of the gable wall would appear out of scale and constrained by the adjacent roof edge, reflecting poor design. Whilst revised cladding has been offered by the appellants, which could be secured by condition, this would not reduce the overall scale or harm caused by the proposal. Appeal Decision 6000719 2 6. The site is within the East Devon National Landscape. Strategy 46 of the East Devon Local Plan [2016](LP) establishes that great weight should be given to conserving and enhancing their natural beauty for development that would affect National Landscapes. The appeal site is located along a private driveway. Nonetheless, views of the roof of the dwelling can be obtained from local roads, in some views and from the entrance to the Orchard. Although no long-distance or open countryside views of the scheme would be possible, the proposed extension would be partially visible in wider views of the site conveying some, albeit modest, harm to the National Landscape despite its screened position. 7. My attention has been drawn to several extensions either built, or subject to planning approval, for dwellings within the village. Nonetheless, whilst contributing to the varied character of designs found locally, they have a limited bearing on the effect of the proposal on its site and immediate context. 8. Also, my attention has been drawn to the approved scheme at ‘Tall Timbers’ where the Council identified that the site was hidden from views outside the site. The details of this scheme are partly shown at appendix 4, of the appellant’s Statement, consisting of elevations and a photo montage. This relates to the erection of a new dwelling of contemporary design, being two-storey with a flat roof, that was deemed by the Council to complement the character and appearance of the area. As such, its relationship to the public realm and the contribution it would make to the area presents materially different characteristics to the proposed development. 9. Appendix 5, of the appellant’s statement, shows examples of approved dormer windows on homes close to the site. However, these are subservient on the roof slope and therefore do not demonstrate a precedent for the proposal. 10. Accordingly, the proposed development would harm the character and appearance of the area and would fail to conserve the landscape and scenic beauty of the East Devon National Landscape. Consequently, the proposal would conflict with LP policy D1 and Strategy 46 of the LP and the Tipton St John Village Design Statement. These require, among other matters, for the scale and mass of development to relate well to its context and to conserve and enhance the landscape character of the area. 11. The appellant asserts that the proposed creation of additional living space would allow a young family to remain on site and remain in the village. This is stated as an economic, social and well-being benefit to the area. However, this are benefits of limited weight. I also note the support offered by the Town Council, but this does not alter my findings. 12. For the above reasons the appeal is dismissed. B Plenty INSPECTOR