Described on the planning application form as a ‘Two storey side extension

Appeal Decision Site visit made on 16 August 2026 by A Hartley, LLB (Hons), Solicitor, MBA an Inspector appointed by the Secretary of State Decision date: 25 September 2026 ___________________________________________________________________________________________________ Appeal Ref: 6011778 234 Acklam Road, Middlesbrough TS5 8AA • 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 Mohammed Siddique against the decision of Middlesborough Council. • The application Ref is 26/0063/FUL. • The development is described on the planning application form as a ‘Two storey side extension’. - Decision 1. The appeal is dismissed. Preliminary Matters 2. The appellant submitted an alternative drawing1 with the appeal evidence. I find the changes proposed to be substantially different from the drawings submitted with the original application in that the height and width of the extension have been altered. The appeal process should not be used to evolve a scheme, particularly where it would deprive those who should have been consulted on the changed development the opportunity of such consultation. Therefore, in the interests of fairness and transparency to all parties, I have determined the appeal on the basis of the plans considered by the Council. 3. The National Planning Policy Framework (the Framework) has been revised since the parties made their original submissions. The main parties have been invited to make further representations in relation to the Framework. Any representations received have been taken into consideration. Main Issue 4. The main issue is the effect of the proposal on the character and appearance of the area. Reasons 5. The appeal property is one half of a pair of semi-detached dwellings. The dwellings are set back some distance from the highway. The pair has a pleasing symmetry. On site I observed large pairs of similar semi-detached dwellings, set back within spacious plots. I noted clear gaps at first floor level that have been maintained between the majority of the dwellings within this area of Acklam Road. Although gaps have been disrupted in part, where some terracing effect is evident, the gaps 1 Drawing ref SID04 Rev C May 2026. App 1 to Appellant’s Statement. Appeal Decision 6011778 2 remain a distinct feature that contribute positively to the character and appearance of the area by evoking a sense of spaciousness around dwellings. 6. The proposal would introduce a two-storey side extension, which, due to the presence of a two-storey side extension at the neighbouring property, would result in the closing of the gap between the properties when viewed from Acklam Road. Although the proposal is set back from the principal elevation, this would not overcome the harm caused by reducing the sense of spaciousness through losing the gap. 7. The proposal would be of appropriate materials, set back from the main elevation and would not be more than half the width of the main dwelling. However, due to the height of the proposal, being that of the ridge height of the main dwelling, it would not appear as a subservient addition and would therefore be at odds with the Middlesbrough Urban Design Guide (2013). It would thus appear incongruous in the street scene due to its height. 8. Overall, I find that the closing of the gap and the height of the proposal would cause substantial harm to the character and appearance of the area and the street scene. 9. Consequently, I find that the proposal conflicts with policies CS5 and DC1 of the Middlesbrough Core Strategy (2008), that, amongst other things, seek high quality design that contributes positively to the character and appearance of the area. Other Matters 10. My attention has been drawn to an application and subsequent appeal2 concerning a similar proposal at the same site in 2024. That Inspector also found the loss of the gap between properties to harm the character and appearance of the area. While the scheme now before me has sought to address the harms found in that case, I have considered the current proposal on its own merits and found that despite the proposed reduction in width, it would result in substantial harm. 11. The proposal would provide additional floorspace within an existing plot in an established settlement. In such circumstances, Policy L2 of the Framework provides that substantial weight be given to the benefits where proposals are consistent with the overall street scene. Given the substantial harm that I have found to the street scene, it has not been necessary for me to afford substantial weight to the benefits of the additional floorspace in this case. 12. That there would be no unacceptable harm in relation to other matters including highway safety and the living conditions of existing and future occupiers is a neutral consideration that does not weigh in favour of allowing the appeal. Planning Balance and Conclusion 13. There would be modest benefits resulting from the continued use and adaptation of an existing home within a settlement, along with improvements to the family accommodation. However, these benefits would be small, largely personal to the appellant, and would not outweigh the harm that I have found to the character and appearance of the area and the street scene. 2 APP/W0734/D/24/3337619 Appeal Decision 6011778 3 14. Accordingly, I find that the proposal conflicts with the development plan and the material considerations do not indicate that the appeal should be decided other than in accordance with it. I therefore conclude that the appeal should be dismissed. A Hartley INSPECTOR