Proposed roof alterations, single storey and two storey rear/side extension and garden kitchen/storage outbuilding

Appeal Decision Site visit made on 9 June 2026 by I Ingledew BSc (Hons) Decision by T Law BSc MSc MRTPI an Inspector appointed by the Secretary of State Decision date: 14 July 2026 Appeal Ref: 6005962 96 Lake Drive, Poole BH15 4LU • 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 Kevin and Lisa Jones against the decision of Bournemouth, Christchurch and Poole Council. • The application Ref is P/25/05097/HOU. • The development proposed is proposed roof alterations, single storey and two storey rear/side extension and garden kitchen/storage outbuilding. Decision 1. The appeal is allowed and planning permission is granted for proposed roof alterations, single storey and two storey rear/side extension and garden kitchen/storage outbuilding at 96 Lake Drive, Poole BH15 4LU in accordance with the terms of the application, Ref P/25/05097/HOU, and the plans submitted with it, subject to the following conditions: 1) The development hereby permitted shall be carried out in accordance with drawing nos 074.1 A, 074.6 B, 0.74.7 B, 074.8 B, 074.9 B, 074.10 B, 074.19, Preliminary Roost Assessment (PRA) & Nesting Birds Report V.1. 2) The development hereby permitted shall begin not later than three years from the date of this decision. 3) The recommendations as set out in Section 4 and Appendix E of the Preliminary Roost Assessment (PRA) & Nesting Birds Report V.1 shall be implemented in full and maintained. 4) Any contamination that is found during the course of construction of the development hereby permitted that was not previously identified shall be reported immediately to the local planning authority. Development on the part of the site affected shall be suspended until a risk assessment has been carried out and submitted to and approved in writing by the local planning authority. Where unacceptable risks are found, the development shall not resume or continue until remediation and verification schemes have been carried out in accordance with details that shall first have been submitted to and approved in writing by the local planning authority. 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. Appeal Decision 6005962 2 Preliminary Matters 3. During my site visit I observed that work to construct the proposed kitchen/storage outbuilding was taking place on site, although further work would be required to complete the structure. I have considered the appeal based on the plans before me, rather than as it was on my site visit. Main Issue 4. The main issue is the effect of the proposal on the character and appearance of the host property and surrounding area. Reasons for the Recommendation 5. The appeal property sits along Lake Drive, a primarily residential road characterised by varied and evolving properties, with an observable transition from smaller bungalow and chalet styles to larger scale two and three storey houses as the road rises and curves. There is a similar diverse use of materials, including white render, red brick and timber cladding. Distinctive, contemporary dwellings are currently under construction directly opposite the appeal site, with these using boldly coloured cladding. Additions and alterations are a well-established characteristic, with many properties including the addition of first floor terraces with glazed balconies to the principal elevations. 6. The host property is located at the bend of Lake Drive and marks a transitional point from the smaller scale chalet style housing lower down the hill, to the larger style two/three storey housing opposite and further uphill. The property currently presents as a bungalow, with a roof conversion to provide first floor accommodation. Being on the bend, the property sits at an angle to the street and is visible from two viewpoints, with its north west elevation angled towards the larger properties uphill, and the smaller southern elevation angled downhill towards the chalet style properties. The property benefits from a large, open garden to the rear of the property. 7. The proposed roof alterations, single storey and two storey rear/side extension would result in a notable change to the form and appearance of the host property and introduce a design not directly replicated in neighbouring dwellings. However, the surrounding area is not characterised by uniformity, but rather by a wide variety of forms and materials. In this context, an equally varied design would therefore not appear as incongruous. Furthermore, when considered against the larger scale properties at the bend of Lake Drive to which the appeal property is neighbour to and across from, the scale of the proposal would not appear excessive within this context of larger dwellings. The proposed roof alterations would retain the logical hierarchy in relation to its neighbouring properties, with the ridge height exceeding that of the single storey bungalow of No 94, yet remaining lower, and therefore subordinate to, the three storey No 98, reflecting the established stepping of built form at this point of Lake Drive. 8. Whilst the proposal would introduce a substantial amount of built form, the majority of the proposal would be vertical additions with only a small addition to the overall footprint of the dwelling. Whilst it is acknowledged that the host property has already benefited from a significant ground floor rear extension, this is not readily visible from the public realm and resides within a generous plot size with sufficient space retained around it. From the street, the proposed vertical additions would be Appeal Decision 6005962 3 the most perceptible change, however given the wider context of larger scale dwellings, these additions would not appear excessive or out of character. 9. The introduction of the balcony to the front southern elevation would reflect a common feature evident along Lake Drive, particularly among the chalet-style properties. From the viewpoint looking up Lake Drive, the property would more closely resemble the chalet style of architecture seen along this lower part of the hill, relating well to the nearby properties of this section of Lake Drive. The balcony would therefore not appear as an overly dominant addition, instead incorporating a well-established feature characteristic of this part of Lake Drive. 10. The other visible elevation to the north west would have a form more consistent with a two-storey house, reflecting the scale and character of the larger properties it faces uphill. Furthermore, due to its angled orientation, this elevation would recede from the street rather than being directly parallel to it, limiting its visual prominence. Additionally, the retention of the gabled entrance way would add visual interest and break up the bulk and massing of development. Therefore, although this elevation would be of a larger scale than is existing, it would not appear unduly prominent or discordant within the scale of its surroundings. 11. The proposal has also sought to retain key architectural features of the host dwelling, with the gabled form of the entrance way at the north western elevation extending to the first storey extension, and the retention of the bay windows at the southern elevation. The distinctive elements of the original building are therefore maintained, allowing the proposal to read as an evolution of the host property that respects and relates to its existing form, rather than as a complete departure. 12. Whilst the proposed materials differ from the existing, the use of white render at the ground floor will match the materials of the existing property, whilst the use of limed oak/grey timber cladding draws from materials elsewhere along Lake Drive. The lighter tone of the timber would preserve the relatively light appearance of the building when compared to nearby red brick properties and would therefore not harm the appearance of the host property. The glazed materials of the terrace would also not appear incongruous, this being a common feature along Lake Drive. Although slate tiles are proposed in place of the existing clay tiles, slate tiles are evident within the street scene, including on the large dwellings close to the appeal site. The proposed use of materials would therefore not appear incongruous within the surrounding area and would largely retain the colour palette of the existing property. 13. For the reasons above, I conclude that the proposal would not have a harmful effect on the character and appearance of the surrounding area or host property. It would be in accordance with Policy PP27 of the Poole Local Plan (2018) which, amongst other things, seeks to ensure a good standard of design across development, with extensions respecting and relating to the existing building and local character. Conditions 14. Time limit and plans conditions are necessary in the interests of certainty. To safeguard and enhance biodiversity, a condition is necessary to secure the implementation and maintenance of the mitigation measures set out in the Preliminary Roost Assessment (PRA) & Nesting Birds Report V.1. Appeal Decision 6005962 4 15. A contaminated land condition is necessary to ensure that risks from land contamination to the future users of the land and neighbouring land are minimised. I have used modified wording to that suggested by the Council. 16. The Council have suggested a condition limiting the use of the proposed outbuilding solely for residential purposes ancillary to the main property of 96 Lake Drive. I have not considered it necessary to impose this condition as I am satisfied that the description of the development is precise in describing it as part and parcel of the existing dwellinghouse use and that there is no proposal for a separate dwelling before me. If there is a material change of use in the future to create a separate dwelling, then a separate grant of planning permission would be required, and the building would be at risk of enforcement action if such permission is not granted. 17. The Council have suggested a condition for the obscure glazing of first floor windows at the eastern elevation to preserve the living conditions of the occupiers of No 94 Lake Drive. The windows concerned are noted as being obscure glazed on the proposed first floor plan (074.7B) which is approved as part of this permission and therefore it is not necessary to condition this further. Additionally, the Council have suggested a condition for a 1.8m obscure glazed screen along the front of the proposed balcony. From my site visit I did not observe that this faced directly onto habitable room windows of No 94 and therefore do not consider this balcony to be harmful to the living conditions of the occupiers of No 94. This condition is therefore not necessary. Conclusion and Recommendation 18. For the reasons given above and having had regard to all other matters raised, I recommend that the appeal should be allowed. I Ingledew APPEAL PLANNING OFFICER Inspector’s Decision 19. I have considered all the submitted evidence and my representative’s report and on that basis the appeal is allowed. T Law INSPECTOR