This planning application was originally validated by Buckinghamshire Council on the 10th August and refused on the 5th October for a Single Storey front extension.
This type of appeal is a householder appeal and as such has 12 weeks for the appeal to be submitted from the decision notice date.
We always recommend leaving at least a whole clear month from instruction to appeal deadline in-case additional investigations are needed, but the more time available the better, we are often unable to accept any appeals that have less than 2 weeks left to appeal, as this would provide insufficient time to produce the appeal to the standard we work to.
The refusal reasons given by Buckinghamshire Council were that The Local Planning Authority considered that;
1. The surrounding area has distinctively spacious character and where front extensions exist, they are generally aligned with the host dwelling maintaining the existing main front building line or are situated a significant distance away from the highway boundary.
By virtue of its size, siting and forward projection, the proposed front/side extension would be at variance and out of keeping with the scale and design of the neighbouring bungalows within the row.
Hence, it is considered that the proposed development would be at odds with the prevailing character of the area and pattern of development and would appear as a highly intrusive feature within the street scene.
As such, the proposed front/side extension would be out of keeping with and detrimental to the character and appearance of the site and locality and is therefore contrary to Policies GC1, H13 and H15 of the Chiltern District Local Plan 1997 (including the alternations adopted 29 May 2001) Consolidated September 2007 & November 2011, Policy CS20 of the Core Strategy for Chiltern District (Adopted November 2011) and the Residential Extensions and Householder Development SPD – Adopted 10 September 2013.
2. By virtue of its close proximity, siting and forward projection, it is considered that the resultant dwelling would appear overbearing and visually intrusive when viewed from the front amenity area of No.51 Monument Lane.
As such the proposed extension would be detrimental to the amenities enjoyed by the occupiers of these properties and is therefore contrary to Policies GC3, H13 and H14 of the Adopted Chiltern District Local Plan 1997 (Including the Adopted Alterations May 2001 and July 2004.)
Many people upon receiving a refusal like this, decide to give up at this stage, and do not go to appeal, but honestly refusal reasons like these are perfectly normal and although comprehensive can be overcome, as we show in this video.
For this appeal we produced a 22 page detailed appeal statement, working our way through the delegated officers report and decision notice, dismantling their objections and the reasons the planning officer at Buckinghamshire Council had used to refuse this application.
Providing a comprehensive and robust argument, bringing national and local policies into play, and detailed reasoning as to why the findings by the council were wrong, and in-fact this development was perfectly acceptable.
Additionally we completed a detailed amount of research to find very similar cases, that the planning inspectorate had previously granted, and we looked to use these cases to support our argument as best possible.
With this type of appeal a ‘Householder Appeal’ the local authority has no right of response to our appeal statement, nor do we get to supply any further details later down the line, so it is imperative that the argument is absolutely on point when submitted.
This case like the vast majority of similar cases, was dealt with by way of Written Representation, and as such it is paramount that the argument is very comprehensive and robust as there is no second chance to respond.
The inspector visited the appeal site on 3rd February and issued the appeal decision on 21st February in a concise three page appeal decision report.
The good news was that the appeal was upheld and the permission granted.
Our approach for producing appeal documents that go into great detail to work through the refusal reasons, officers reports and policies in detail, and to supply supporting cases where the inspectorate has granted similar appeals is invaluable.
This gives the client their best chance of success, admittedly it does take longer to produce, and increases costs slightly by going into that level of detail, but it is that attention to detail that is absolutely paramount.
As an organisation HEAL Planning is one of the leading appeals specialists with both dedicated in-house planning and legal teams, whose job it is to win your case, both these skill sets are invaluable to produce a robust and compelling case to gain a win.
You won’t find many organisations in our industry that have both of these skill sets a planning and a legal team, and it is most definitely a major reason why we have the success rate we do.
Without appealing your Planning refusal you cannot gain the permission you would like!
Your appeal will go to The Planning Inspectorate, they are a government-based organisation that is appointed by the Secretary of State to handle all types of planning appeals, based out of Bristol and covering England and Wales the Planning Inspectorate gives you a chance of success to gain that permission you are seeking, and taking the decision process away from your local authority’s planning officer.
If you would like a free no obligation consultation with myself or a member of our team please call us on 01743 369911 or email appeals@planningappealsuk.com and give your appeal its best chance of success.
Single Storey Front Extension Planning Appeal Buckinghamshire Council Case Study
If you would like a free no obligation consultation with a member of our team please call us on 01743 369911
