Appeal success for extensions to a dwelling of townscape merit in Twickenham Conservation Area

Our recent appeal has secured planning permission for first and ground floor extensions and the addition of an orangery, to a residential dwelling within the Twickenham Green Conservation area.

Overview:

We were approached to assist after the architect working on the scheme had received a refusal from Richmond Borough Council for the proposed extensions and the addition of the orangery. We could appreciate their frustration as feedback on the design from the case officer was entirely positive until the very late stages of determination. The case officer provided two key reasons for refusal:

1. Siting and design;
2. Impact on neighbouring amenity, in particular concerns over a perceived reduction in daylight.

Whilst the site was undoubtedly complex; with the building listed as one of townscape merit and the site located within the Twickenham Green Conservation Area, our associate planner Adam reviewed the refused application and decision notice and identified a clear case to contest the refusal.   

Making the case at appeal:

In responding to the reasons for refusal, a review of the cited policies within the decision notice led us to query the validity of their use, as several were taken from a new local plan consultation document which is at a very early stage of plan preparation.
In turn we noted that the council had omitted to include relevant current policies in their decision, despite some reference to them in the Officer’s Report. We flagged the relevant policies which should be applied to this type of development and approached the appeal accordingly. In so doing, we successfully showed how the proposed extensions were policy compliant, through:

• The use of specialist aerial images and mapping;
• A review of the existing extensions at the appeal site which were of a questionable quality in terms of form, massing and materials. We argued that the proposal sought to replace and improve these through careful design and sympathetic use of materials;
• A review of the proposals within the local context which showed how the extensions would not adversely impact on the frontages and public realm areas, which policy and legislation sought to protect;
• An analysis of the impact on neighbouring amenity;
• The production and submission of a Daylight and Sunlight Report in accordance with BRE guidance, which identified that whilst there would be some minor loss of light, it was not severe enough to lead to unacceptable living conditions but would instead ensure a good standard of amenity for neighbouring occupants.

We are delighted that the Inspector approved the appeal and granted planning permission, following our successful arguments to justify how the proposal met the statutory tests to ensure the preservation and enhancement of the Conservation Area.  Furthermore,  our presentation of the relevant material considerations in applying local policy, identified how this householder development is appropriate in its context in terms of siting, design and amenity impact; and will result in a high quality and respectful form of development which preserves and enhances the character of the Conservation Area and a Building of Townscape Merit (BTM).

IMAGE SOURCE: Architecture WK 2016