Dorset Council refused this application on 31st May after originally validating on 22nd February. There reasons were stated as;
1. The development is overly prominent, incongruous and without precedent in the area. The prominence is due to its elevated position against the original roof, the incongruity being due to the mix of roof types, the harsh box shape, the choice of materials and bulk of the flat roofed element and its juxtaposition with the gables. As such it would be contrary to policies ENV10 and ENV12 of the West Dorset and Weymouth & Portland Local Plan 2015.
2. By reason of the development’s location adjoining the boundary with No. 4, its elevated position, bulk, boxy design and dark colour finish, it is overbearing to that neighbouring dwelling which has windows serving habitable rooms and an external yard area below. As such the development is contrary to policy ENV16 of the West Dorset and Weymouth & Portland Local Plan 2015.
3. The development does not preserve the setting of the grade II listed House due to its prominence and incongruous appearance when experiencing this designated heritage asset from its rear. The less than substantial harm is not outweighed by public benefits and the development is, as a result, contrary to policy ENV4 of the West Dorset and Weymouth & Portland Local Plan 2015.
Because of refusal reason 3 we recommended to our client that a professional Heritage Impact Statement is produced to support the appeal, my person opinion is that a professionally produced Heritage Impact Statement should always be supplied in all cases where a Heritage issue is stated as a refusal reason. This is not a planning consultant or architects document to produce, but a qualified Heritage expert whose opinion will carry weight with the Planning Inspector.
The Appeal statement for this case that is shown in the video and was produced specifically to overcome the refusal reasons issued by Dorset City Council for this application. As with many of these types of refusals, the reasons are very subjective and as such require a comprehensive and robust detailed appeal statement. Never under-estimate the level of detail needed, covering policies both locally and nationally and where possible brining other approvals and appeals into the argument. We explain in detail in the video and what and how to achieve this.
The Planning Inspectorate visited the site on 11th October and issued the decision on 28th October.
We are pleased to share that this appeal was successful as detailed in the Planning Inspectors report.
Retrospective Loft Conversion with Rear Dormer Planning Appeal Dorset Council Case Study
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