Should we appeal?

[dipz1110]

We applied for planning permission for some significant improvements to our 1920s bungalow located in the South West under the jurisdiction of North Somerset Local Authority. 

 

Our proposal was to demolish an existing garage and shed along with an rear single storey extension and gable ended loft conversion. we have had a couple of iterations of plans of which were both approved without very many conditions. Our refused plans only contained one difference; which was the size of the rear dormer on the property. All else being the same bar a few cosmetic change re window sizes and materials which we were open to change. [Pictures below]

 

The only reason stated for the refusal is as follows:

 

"The proposed development, by reason of its height, scale, shape, form and design will result in an enlarged and top heavy roof, particularly by virtue of the rear dormer, that will be conspicuous and out of keeping with the existing property and it will be harmful to the street scene. This is contrary to policy CS12 of the North Somerset Core Strategy, policies DM32 and DM38 of the North Somerset Sites and Policies Plan (Part 1) and the North Somerset Residential Design Guide SPD (Section 2: Appearance and Character of house extensions and alterations)."

 

The officers report further states the below:

 

"It is noted that there are a few rear dormers along the street, but none of which (that are of a comparable scale to the proposed) were approved by North Somerset Council. Also, the presence of other dormers is not justification to continue a pattern of unacceptable design. The proposed dormer runs almost the entire length and height of the proposed roof and dominates the roof slope due to its width, height and depth. It is considered out of scale with the buildings’ proposed proportions, giving the building a top-heavy appearance. A dismissed appeal for a similar scheme can be found in Appendix A at the end of this report. Per the below images, the existing property is highly prominent from the adjacent road so the proposed dormer would be a visually intrusive feature in the street scene. The proposal would, therefore, conflict with the requirements on Policy DM38 of the Sites and Policies Plan and the guidance within the RDG2."

 

Approved Elevations:

 

 

Refused Elevations:

 

 

We had a new planner appointed as the previous one left during the middle of the consultation period who made no attempt to communicate with our architect despite numerous attempts or give us the opportunity to revise/change the plans to something more acceptable. The decision notice also included in its appendix reference to an appeal at the same LA for a dismissed appeal under similar grounds. 

 

Is there any merit in appealing? Does anyone know the cost implications? Is this something that I could submit myself?

 

Thank you in advance!

 

[Mr Punter]

Well the LA are relying on a dismissed appeal for a similar scheme, which does not help you.

 

The front elevation looks good, the rear not so much.

 

Did you look at adding a new storey?

[dipz1110]

@Mr Punter that was our first option however as we are a row of bungalows, we wouldn't have had that approved. 

[Alan Ambrose]

Is it possible to split the big dormer into smaller individual ones like the front? The it would ‘fit into the street scene’ better?

[LDNRennovation]

Yeah don’t appeal it. There’s never much point unless you can prove they were wrong, and I don’t think you can here. You can often float a new idea past the planner who refused you before resubmitting a revised application, which is useful.

 

The new dormer has issues. The windows don’t relate to the ground floor, it’s out of proportion and not very attractive.

I would try for three dormers at the back, the middle one could be larger, but don’t get greedy or they won’t let you have anything.

I’m not really a fan of your rear ground floor windows, they are all over the place. If it had some balance then you could probably justify three dormers and get the look and feel you need for those rooms.

 

if not, add roof windows either side of the middle dormer. You can still get height and a nice feel with those.

Edited March 29 by LDNRennovation

[dipz1110]

Could we in theory add dormers under permitted development at a later date?