Appeal Decision
Site visit made on 17 September 2013
by Nick Moys BA (Hons) MRTPI
an Inspector appointed by the Secretary of State for Communities and Local Government
Decision date: 15 October 2013
Appeal Ref: APP/Y2620/A/13/2197120
Adjacent 28 Waveney Drive, Hoveton, Norwich, Norfolk NR12 8DP
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The appeal is made under section 78 of the Town and Country Planning Act 1990
against a refusal to grant planning permission.
The appeal is made by Mr & Mrs A Bryan against the decision of North Norfolk District
Council.
The application Ref PF/12/0216, dated 16 February 2012, was refused by notice dated
29 October 2012.
The development proposed is the erection of a two storey detached dwelling.
Decision
1. The appeal is dismissed.
Main Issue
2. The main issue is the effect on the character and appearance of the area.
Reasons
3. The appeal site comprises part of the side garden of 28 Waveney Drive, a two
storey house situated in an established residential area in the village of
Hoveton. Waveney Drive forms part of a larger residential estate which
comprises mainly bungalows, but also includes some chalets and occasional
houses, notably in the vicinity of the appeal site.
4. In the vicinity of the appeal site the pattern of development is characterised by
relatively large dwellings set in generous plots. Dwellings are generally widely
spaced and set back from the road, with open frontages and well established
gardens. These features give the area an open and spacious appearance. The
proposed dwelling would occupy a much narrower plot than existing properties
nearby, and would create a noticeably more closely spaced pattern of
development. The effect of this would be accentuated by the scale and
massing of the proposed dwelling. Most of the front garden of the proposed
house would be taken up with access and parking areas, leaving comparatively
little space for landscaping. Consequently, the proposal would give this part of
Waveney Drive a much more built up appearance, which would be at odds with
its distinctive spacious and open character. In comparison with neighbouring
properties and those on the opposite side of Waveney Drive, the proposed
dwelling would appear cramped and out of place.
www.planningportal.gov.uk/planninginspectorate
Appeal Decision APP/Y2620/A/13/2197120
5. I appreciate that there is some variation in plot sizes and building patterns in
the locality. Elsewhere on Waveney Drive, to the north and east of the appeal
site, some single storey dwellings are laid out in a more regular and closely
spaced manner. However, the appeal proposal is for a two storey house, which
would be seen in the context principally of development at the southern end of
Waveney Drive, where there is a more informal arrangement of building and a
more pronounced sense of spaciousness. A number of examples of recent infill
housing schemes in the area have also been drawn to my attention, including
developments on Church Road and Stalham Road. However, my conclusion is
based on the particular circumstances of the appeal site and its immediate
surroundings, as described above.
6. Taking into account all of the matters set out above, I conclude that the
proposed development would result in unacceptable harm to the character and
appearance of the area. The proposal would therefore conflict with Policy EN4
of the North Norfolk Core Strategy and Development Control Policies
Development Plan Document (adopted 2008), which seeks, amongst other
things, to ensure that the design of new development is sensitive to its local
context and respects the character and density of its surroundings. The
proposal would also be inconsistent with the objective of the National Planning
Policy Framework, as set out in paragraph 58, of ensuring that development
responds to local character and reflects the identity of its surroundings.
7. I note that some concerns have been raised locally about the likely effects of
the proposal on the living conditions of neighbours, particularly in respect of
privacy and loss of light. In this respect I note that the dwelling would be sited
more or less in line with the dwellings on either side. Its principal windows
would face onto Waveney Drive and the proposed rear garden. Generous
separation distances would be maintained with existing dwellings on the
opposite side of Waveney Drive. Accordingly, I am satisfied that unacceptable
harm would not be caused to the living conditions of neighbouring residents.
8. I acknowledge that the proposal would add to the local housing stock, and
would make efficient use of land within an established settlement with good
access to local services and facilities. Whilst these considerations weigh in
favour of the proposal, the benefits of the scheme would, in my judgement, be
outweighed decisively by the unacceptable harm that would be caused to the
character and appearance of the area. Taking all relevant matters into
account, including the fact that the planning application was recommended for
approval by planning officers, I have concluded that the appeal should not
succeed.
9. For the reasons set out above, the appeal is dismissed.
Nick Moys
INSPECTOR
www.planningportal.gov.uk/planninginspectorate
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