For a proposed garage conversion and first floor side extension

Appeal Decision Site visit made on 23 June 2026 by Andrew Fuller BSc (Hons), Dip TP, MA, MRTPI, IHBC an Inspector appointed by the Secretary of State Decision date: 23 July 2026 Appeal Ref: 6010058 31 Gladstone Close, Newport Pagnell, Milton Keynes MK16 0EU • 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 Mr Waller against the decision of Milton Keynes City Council. • The application Ref is PLN/2026/0645. • The development is for a proposed garage conversion and first floor side extension. Decision 1. The appeal is allowed and planning permission is granted for a proposed garage conversion and first floor side extension at 31 Gladstone Close, Newport Pagnell, Milton Keynes MK16 0EU in accordance with the terms of the application reference PLN/2026/0645, subject to conditions set out in the attached schedule. Preliminary Matters 2. The Council does not object to the garage conversion. From my site visit, that element of the proposal would assimilate with the appearance of the surrounding area. 3. The City Council has prepared the Milton Keynes City Plan 2025 Regulation 19 plan for consultation (October 2025) (City Plan). Whilst at this stage, the emerging new City Plan is advanced, it has yet to go through examination and therefore for the purposes of this appeal I give the policies within it limited weight. The policies of the City Plan do not introduce any new standards with regard to living conditions that would alter my consideration of the main issue below. Main Issue 4. The main issue is the effect of the proposed development on the living conditions of the occupiers of No 30 Gladstone Close, with particular reference to outlook from the private garden area. Reasons 5. The appeal site comprises a detached property in a modern cul-de-sac of houses that are organised in a deeply staggered and informal layout. In the case of the appeal site, it is set back entirely behind the adjacent neighbouring property at No 30 Gladstone Close. As such, the full extent of its flank elevation runs along the side of the rear garden of that immediate neighbour. 6. The house is two-storey in height with a single-storey side section facing towards No 30 mostly comprising a gable that sits shy of the house’s first floor eves, and a short section of flat roofing behind it. The common boundary between the appeal Appeal Decision 6010058 2 site and No 30 comprises a fence and the appeal property is set back from it behind a side passageway. 7. The proposed first floor side extension would be set back from the front of the house. It would form additional side walling starting around halfway up the front of the existing single-storey roof slope, extending over the top of the gable, and with the majority of it located behind it. There would be no side facing windows overlooking the garden of No 30, and it would be capped with a hipped roof, with a ridge in line with that on the main two-storey portion of the house. 8. The rear private garden to No 30 is enclosed to some degree by surrounding built form, including that of the existing massing of the appeal property. Whilst modest, the garden includes an external terraced area directly adjacent to the rear of the house and further seating areas on the opposite and rear part of the garden. A mature tree is also positioned so as to partly screen the appeal property. 9. On my site visit I visited the garden of No 30 from where I could experience the relationship between the various areas within the garden and the appeal property. Whilst the proposed extension would bring built form at first floor level closer to the shared boundary, it’s massing would not significantly alter the presence of the appeal property over this neighbouring garden. The shallow angle of the proposed hipped roof would contribute towards minimising the impact of the massing from many areas within the garden, particularly in close quarters. 10. From the terrace next to the house, where occupants could be expected to frequently dwell, the proposed extension would be set further back. The enclosure of this space would not be greatly altered, with the open gap between the houses preserved. From the seating area on the opposite side of the garden, the distance is generous and the profile of the existing house would be little altered. The seating area to the rear of the garden would in part fall beyond the rear of the proposed extension and again would benefit from the preserved gap between the properties in views back towards the house. 11. The design of the proposal is blank and lacks articulation when viewed from the garden of No 30. However, the overall visibility of this flank wall would be reduced by the fence as well as screening offered by the tree. Moreover, its simple design limits its presence in aspects from the neighbouring garden. 12. Correspondence confirms that existing neighbouring occupiers at No 30 raise no objections with regards this main issue. However, future occupiers would be alert to the relationship between the appeal proposal and the garden at No 30 and that this would not greatly differ from this wider established context across the estate. 13. Overall, I conclude that the proposed development would not harm the living conditions of the occupiers of No 30 Gladstone Close, with particular reference to outlook from the private garden area. As such, it complies with Policy D5 of the Plan:MK 2016-2031 (2019) which requires, amongst other matters for development to protect a good standard of amenity and ensure the outlook afforded from private garden areas is satisfactory for both existing and future occupants. Conditions 14. The existing occupiers of No 30 Gladstone Close have raise no objection to the appeal. However, they have requested that certain matters be addressed should the Appeal Decision 6010058 3 development be allowed. These include hours of construction and prevention of windows overlooking their property. 15. In addition to the standard time condition (1), I have imposed a condition requesting that the development is carried out following the approved plans, in the interest of certainty (2). 16. A condition is necessary requiring materials to match the existing house in the interest of assimilating the development with the character and appearance of the area (3). To preserve an acceptable level of privacy to the house and rear garden of No 30 Gladstone Close, a condition preventing any new windows being inserted in the side elevation of the proposal without planning permission is necessary (4). Finally, to ensure that the construction phase of the development respects the living conditions of nearby residents, a condition restricting hours of construction is necessary (5). 17. I have considered suggested conditions by the occupiers of No 31 in respect of a construction management plan. Based on the scale and extent of the proposed development I do not consider such a condition would be reasonable in this instance. Matters relating to dust control can be dealt with via other legislation and any damage to boundary treatment would be a private matter. Conclusion 18. For the reasons given above, I conclude that the appeal should be allowed. Andrew Fuller INSPECTOR Schedule of 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 nos PL01 (Existing Site Location & Proposed Block Plan) and PL04 (Proposed Plans and Elevations). 3) The external materials of the extension hereby permitted shall match those used in the existing dwelling. 4) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re- enacting that Order with or without modification), no windows shall be constructed on the north side facing elevation. 5) Demolition or construction works shall take place only between 08:00 and 18:00 on Monday to Friday, 08:00 and 13:00 on Saturday and shall not take place at any time on Sundays or on Bank or Public Holidays.