For a ‘Proposed first floor side extension to form Granny Bedsitting room and render to all elevations

Appeal Decision Site visit made on 16 June 2026 by A Hartley, LLB (Hons), Solicitor, MBA an Inspector appointed by the Secretary of State Decision date: 17 July 2026 Appeal Ref: 6008863 161 Benton Park Road, Benton, Newcastle-upon-Tyne NE7 7NB • 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 Craig Heap against the decision of Newcastle City Council. • The application Ref is 2025/1326/01/HOU. • The development is for a ‘Proposed first floor side extension to form Granny Bedsitting room and render to all elevations.’ Decision 1. The appeal is allowed and planning permission is granted for a first floor side extension to form granny bedsitting room and render to all elevations at 161 Benton Park Road, Benton, Newcastle-upon-Tyne NE7 7NB in accordance with the terms of the application reference 2025/1326/01/HOU and 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: Location Plan; Proposed Site Plan Drawing No 4 and Proposed Plans and Elevations Drawing No 5. Preliminary Matter 2. The Council changed the description of the development to include the render to all elevations. Whilst there is nothing in writing to confirm that this change of description was accepted by the appellant, the Council’s description is provided on the appellant’s appeal form. Given it more accurately describes the proposal I have used the Council’s description above. Main Issue 3. The main issue is the effect of the proposed development on the character and appearance of the area. Reasons 4. The appeal property is one half of a semi-detached two-storey dwelling within a prominent corner plot. Although the address is Benton Park Road, the group of properties on this side of the road functionally relate to the Balliol Gardens street Appeal Decision 6008863 2 scene. There are only limited views of the dwellings from Benton Park Road due to the topography and established landscaping. The appeal property would previously have read as part of the group of semi-detached dwellings that possess a pleasing symmetry within the Balliol Gardens street scene. However, the appeal property has previously been extended to the side with a two storey and part single storey addition. Any former symmetry with the adjoining dwelling has been lost with the introduction of the existing extension. The dwellings no longer read as a symmetrical pair in this group within the Balliol Gardens street scene. 5. The character of the corner plot is not spacious and open, but well screened and enclosed by fencing and mature planting. Due to this and the topography of the site, with levels changing markedly at the junction down into Balliol Gardens from Benton Park Road, views of the site are limited. The orientation of the dwelling means that it is viewed obliquely within the street scene of Balliol Gardens. 6. The Council has referred to its Householder Design Guide (HDG) which whilst not part of the development plan, is a material consideration. This sets out that two storey house extensions should normally be designed to match the proportion and balance of the original house. 7. The proposal would introduce a first-floor extension above the footprint of the existing single-storey side extension. The extended first floor width would be wider than the original dwelling. However, it would be set back from the main elevation and continue the hipped roof of the existing two-storey extension. This, together with the change in levels and limited views, mean that overall, the addition would be perceived as subordinate, notwithstanding the width. 8. The two-storey element of the gable would be close to the boundary, utilising the same footprint as the existing single-storey extension. Nevertheless, due to the change in levels and mature boundary features, it would not appear incongruous. 9. Within Balliol Gardens and the surrounding area there are a variety of house designs and finishes, including render. As the dwelling no longer reads as part of a mirrored pair, the rendered finish would not look out of character within the street scene. 10. Overall, notwithstanding there would be some partial conflict with the HDG, I find the proposal would read as a subservient addition to the host dwelling in its context which would preserve the identified character and appearance of the area. 11. Thus, the appeal proposal would respond positively to the scale and form of surrounding development within its context. It would therefore accord with Policies CS15, of the Core Strategy and Urban Core Plan for Gateshead and Newcastle- upon-Tyne (2015) and DM20 and DM23 of the Development and Allocations Plan (2020), which seek development of high quality design that responds positively to its local context, distinctiveness and character. Conditions 12. I have considered the conditions against the tests in the National Planning Policy Framework and the advice in the Planning Practice Guidance. I have imposed a condition setting out the statutory time limitation and a condition specifying the approved plans to provide certainty. I have not included the standard materials to match condition because the proposal includes the use of external render. The Appeal Decision 6008863 3 Council has not suggested any further conditions are necessary and I concur with this approach in this case. Conclusion 13. The proposed development would not conflict with the development plan. There are no material considerations which indicate that the decision should be made other than in accordance with the development plan. Therefore, for the reasons given and subject to conditions, I conclude that the appeal should be allowed. A Hartley INSPECTOR