For a single storey front and side extension

Appeal Decision Site visit made on 1 April 2026 by J Buxton BA(Hons) DipArch ARB RIBA an Inspector appointed by the Secretary of State Decision date: 11 May 2026 Appeal Ref: 6005654 135 Kiveton Lane, Todwick, Rotherham S26 1JJ • 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 Mrs Kim Polkey against the decision of Rotherham Metropolitan Borough Council. • The application reference is RB2025/1658. • The development proposed is for a single storey front and side extension. Decision 1. The appeal is allowed and planning permission is granted for a single storey front and side extension in accordance with the terms of the application, reference RB2025/1658, and the plans submitted with it, 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 drawing no 25-086-01B Site Location & Existing & Proposed Elevations. 3) The external materials of the extension hereby permitted shall match those used in the existing dwelling. Background and Main Issue 2. There is a minor discrepancy in the site address from the application form to other documentation submitted with the appeal. I have adopted the address as set out on the planning application form but omitting superfluous wording. This is a factual correction and has no bearing on my assessment of the proposal. 3. As the appeal site occupies a corner plot, the property does not present a single, clearly defined principal elevation. However, the assigned postal address establishes Kiveton Lane as the front elevation, reflecting the orientation of neighbouring properties along the street. I have therefore used this as the basis of my assessment. This differs from the notation shown on the submitted drawings, but based on my site visit, this interpretation is appropriate and acceptable. 4. There is no dispute between the parties about the acceptability of the proposed amendments to the existing side extension roof design or the use of render as an elevational treatment. I am satisfied that these aspects of the appeal proposal would not cause material harm to the character and appearance of the area, and I have not been made aware that this element would result in any conflict with any development plan policies. I have therefore confined my consideration to the proposed extensions. Appeal Decision 6005654 2 5. In light of the above, the main issue is the effect of the proposed extensions on the character and appearance of the host property and the surrounding area. Reasons 6. The appeal site is a detached bungalow positioned on a corner plot with its main aspect onto Kiveton Lane and a side elevation facing The Meadows. It sits comfortably within the plot, benefiting from front and side amenity space and rear parking, and is surrounded by similar detached properties with varied frontages that reflect the established residential character of the area. Homes along the lane typically occupy generous landscaped plots within a low-density setting and have off-street parking. The existing boundary hedge provides a degree of screening. 7. During my site visit I observed that the character along this stretch of Kiveton Lane is defined by a mix of property types and strong green, planted frontages which interrupt the views of the dwellings in the immediate area. I also noted that there is no consistent or formal building line; while dwellings are generally set back from the road, their positions vary, giving the street a more open and irregular pattern of development. 8. The appeal proposals include a single-storey extension to the front of the property facing Kiveton Lane, along with a smaller side extension addressing The Meadows. I have considered each of the extensions independently as part of my assessment. 9. The front extension is an extrusion of the existing form of the bungalow and would project into the front garden, I accept that this would alter the relationship of the dwelling to the road. However, in this instance given the variety of dwelling types in the area and their differing positions relative to Kiveton Lane, this change would not appear harmful. Based on my site visit, the single-storey front extension would not be overly dominant in the street scene and would be partly screened by the mature boundary treatments to the plot. I am satisfied that in this respect the proposal would sit comfortably within its surroundings. 10. The smaller side extension projects towards The Meadows. While this would also alter the relationship of the dwelling to the road, the bungalow already occupies a unique position in the street scene, and the appeal proposal would create a similar relationship to the street as that of No. 131 The Meadows. 11. As part of my assessment, I have reviewed the Householder Design Guide (2025), which sets out general principles for ensuring that extensions make a positive contribution to the local environment and do not detract from the host property or the street scene. In this case, the proposed front extension would remain proportionate to the scale and form of the bungalow and would not be dissimilar to the elevation currently presented to the street, this reflects the Guide’s emphasis on maintaining appropriate proportions and sympathetic design. 12. For the reasons set out above, whilst the size of the respective extensions results in some conflict with the Householder Design Guide (2025) I am satisfied that there would be no conflict with its objectives, which, amongst other matters seeks to ensure that extensions make a positive contribution to the local environment, do not detract from the host property or the street scene, and retain adequate garden space. Accordingly, the new extensions would achieve an appropriate standard of design and integrate well with the host property and its surroundings. The proposal would sit comfortably within the established pattern of development along Kiveton Appeal Decision 6005654 3 Lane and The Meadows and would not harm the character or appearance of the area. In this context, the scheme meets the overarching aims of SP55 of the Site and Policies (2018), which seeks extensions with high-quality design that respect local character, and also accords with CS28 of the Rotherham Local Plan Core Strategy (2014), which requires sustainable, well-considered development that contributes positively to its setting. Other Matters 13. The Council raise concern that approving the development would set a precedent for similar extensions. However, each case must be assessed on its own merits, and I have little evidence before me to substantiate this concern. The circumstances of this appeal site including its corner position and established frontage differ from many properties along the street. Based on my assessment and site visit, I am satisfied that the proposal would not harm the character of the area, and therefore the issue of precedent does not justify refusal. Conditions 14. I have considered the Council’s suggested conditions in light of the National Planning Policy Framework and Planning Practice Guidance. In addition to the standard time limit, plans and materials conditions are necessary and reasonable in the interests of certainty. Conclusion 15. For the reasons given above the proposal accords with the development plan when taken as a whole. There are no material considerations which indicate a decision other than in accordance with the development plan. The appeal should be allowed. J Buxton INSPECTOR