Mount Pleasant Road, London, E17 5RU

Mount Pleasant Road, London, E17 5RU — Waltham Forest London Borough Council — Appeal Decision Site visit made on 2 November 2021 by D J Barnes MBA BSc(Hons) DipTP MRTPI an Inspector appointed by the Secretary of State for Housing, Communities and Local Government Decision date: 25 November 2021 Appeal Ref: APP/U5930/W/21/3272970 32 Mount Pleasant Road, Walthamstow E17 5RU • 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 Mrs Yvonne Morris against the decision of the Council of the London Borough of Waltham Forest. • The application Ref 203854, dated 19 February 2020, was refused by notice dated 2 March 2021. • The development proposed is the demolition of a garage and out building to erect a single storey enclosed bungalow on the land belonging to 32 Mount Pleasant Road. Decision 1. The appeal is dismissed. Procedural Matter 2. Although referred to as a bungalow in the description of development, the drawings identify a 2-storey dwelling is proposed to be erected and this is referred to in the Council’s decision Notice. The appeal scheme has been assessed as a 2-storey dwelling. Main Issue 3.

Mount Pleasant Road, London, E17 5RU — Waltham Forest London Borough Council — Appeal Decision It is considered that the main issue is the effect of the proposed development on the character and appearance of the streetscene. Reasons 4. The proposed development includes the erection of a 2-storey family dwelling within the garden of a semi-detached dwelling situated at the junction of Mount Pleasant Road and Windsor Avenue. The appeal site includes single storey outbuildings and is located within a primarily residential area containing buildings of different designs, including detached and semi-detached houses and purpose built apartment buildings. 5. Policy CS2 of the Waltham Forest Plan Core Strategy (CS) refers to prioritising development on previously developed land, particularly unused or underused land. The definition of previously developed land in the National Planning Policy Framework (the Framework) does not include land in built-up areas such as residential gardens but this does not preclude the potential for dwellings to be erected subject to other policy considerations in the development plan. 6. CS Policy CS15 and Policy DM25 of the Waltham Forest Local Plan Development Management Policies (DMP) requires development to be of the highest quality https://www.gov.uk/planning-inspectorate

Mount Pleasant Road, London, E17 5RU — Waltham Forest London Borough Council — Appeal Decision Appeal Decision APP/U5930/W/21/3272970 architecture and urban design, including reinforcing local character and distinctiveness taking into account the pattern of development, urban form and building typology. This approach is reflected in the guidance contained in the Council’s Urban Design Supplementary Planning Document (SPD), including a proposal being considered in its context in terms of streetscape. 7. Although a detached dwelling, the design, roof form, fenestration and height of the proposed dwelling would reflect the appearance of the neighbouring terrace and semi-detached properties. The proposed dwelling would also be set back from Mount Pleasant Road to the rear of a small front garden reflecting the siting of the adjoining terrace of dwellings. 8. However, as with the similarly sited properties on the opposite side of the junction, the pair of semi-detached dwellings which includes No. 32 are angled to face the junction. Although there is a fence and gate erected along the frontage to Mount Pleasant Road, there is a spacious gap between Nos. 32 and 34 which makes a positive contribution to the streetscene. The single storey outbuildings within the garden of No.

Mount Pleasant Road, London, E17 5RU — Waltham Forest London Borough Council — Appeal Decision 32 are screened by the means of enclosure and are not visually intrusive features within the streetscene. The proposed 2-storey dwelling would be a more prominent feature within the streetscene because its height would project above the fence. 9. As a consequence of siting and size, the proposed dwelling would cause a reduction in the extent of the gap between Nos. 32 and 34 which would result in the appearance of a cramped form of development within the streetscene. Although of mixed residential character, the reduction in the extent of the gap would cause unacceptable harm to the character and appearance of the streetscene, particularly around the junction. This unacceptable harm demonstrably outweighs the appellant’s claim about the demand for family housing in this location which is not substantiated by any detailed evidence. 10. For the reasons given, it is concluded that the proposed development would cause unacceptable harm to the character and appearance of the streetscene and, as such, it would conflict with CS Policies CS2 and CS15, DMP Policy DM25 and the guidance included in the SPD. CS Policy CS13 is not considered to be of direct relevance to the main issue which has been identified.

Mount Pleasant Road, London, E17 5RU — Waltham Forest London Borough Council — Appeal Decision Accordingly, it is concluded that this appeal should be dismissed.

Mount Pleasant Road, London, E17 5RU — Waltham Forest London Borough Council — D J Barnes INSPECTOR https://www.gov.uk/planning-inspectorate 2