56 Aspley Park Drive, NOTTINGHAM, NG8 3EG

56 Aspley Park Drive, NOTTINGHAM, NG8 3EG — Nottingham City Council — Appeal Decision Site visit made on 1 February 2023 by R Morgan BSc (Hons) MCD MRTPI an Inspector appointed by the Secretary of State Decision date: 24 March 2023 Appeal Ref: APP/Q3060/W/22/3302637 56 Aspley Park Drive, Nottingham NG8 3EG • 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 Woodland against the decision of Nottingham City Council. • The application Ref 21/02104/PFUL3, dated 23 September 2021, was refused by notice dated 13 April 2022. • The development proposed is to demolish the existing garage at the rear of 56 Aspley Park Drive and erect a two bedroom bungalow. Decision 1. The appeal is dismissed. Preliminary Matters 2. In September 2020, Planning permission was granted to demolish the former garage at the rear of 56 Aspley Park Road, and to erect a two bedroom bungalow (ref 20/00699/PFUL3). That permission is still extant and could be built, regardless of the outcome of this appeal. 3. The appeal proposal seeks to amend the consented scheme by incorporating a gable end to one side elevation, instead of a hip, and including two additional rooflights on the rear elevation.

56 Aspley Park Drive, NOTTINGHAM, NG8 3EG — Nottingham City Council — Appeal Decision No changes are proposed to the siting, footprint or overall height of the consented bungalow. Main Issue 4. The main issue is the effect of the proposal on the character and appearance of the area. Reasons 5. Although the appeal site is within the rear garden of 56 Aspley Park Road, the proposed two bedroom bungalow would front onto Bramble Gardens, a short cul-de-sac of traditional detached houses. 6. There are many examples of roofs with gables in the immediate vicinity, particularly on outbuildings and garages. Front gables are also a feature of some of the houses nearby on Aspley Park Road. That said, hipped roofs are by far the most common roof form in the surrounding area. Indeed, multi hipped roofs are a defining characteristic of the houses along Bramble Gardens, and the recessive roof design contributes significantly to the sense of space and separation between the houses. https://www.gov.uk/planning-inspectorate

56 Aspley Park Drive, NOTTINGHAM, NG8 3EG — Nottingham City Council — Appeal Decision Appeal Decision APP/Q3060/W/22/3302637 7. The appeal seeks to alter the design of the consented bungalow, by replacing the previously approved hipped roof with a gable end, on the side elevation facing the neighbouring property, 12 Bramble Gardens (No. 12). This would enable the second bedroom to be relocated to the roof space, and a snug/lounge to be provided downstairs. 8. This additional living space would no doubt be a benefit for the appellant’s family, but the proposed change from a hip to gable would mean that the development would relate less well to the character of the area, which is strongly defined by houses with hipped roofs. 9. The proposed revision to the roof form would increase the overall bulk of the building. This increase in built form would make the new bungalow more prominent, both within the streetscene and when viewed from the front garden and windows of the immediately adjacent property, No. 12. This effect would be exacerbated by the siting of the new dwelling, slightly forward of No. 12. 10. Under the previously consented scheme, the bungalow would already have a gable on the other side elevation, facing the host property.

56 Aspley Park Drive, NOTTINGHAM, NG8 3EG — Nottingham City Council — Appeal Decision Whilst this would be clearly visible from the street, the bungalow would be sufficiently far from the host property to retain a sense of space between the two dwellings, even with the gable end. However, this would not be the case in relation to the appeal proposal, owing to the close proximity of the proposed bungalow to No. 12. 11. Although the new bungalow would be no closer to No. 12 than the previously approved scheme, the proposed change to a gable end would reduce the sense of space between the two buildings, resulting in a cramped relationship between the new bungalow and No. 12. 12. I note the appellant’s comments that the building would be constructed of high quality, sustainable building materials, with water saving systems and hard and soft landscaping to soften the impact. The room sizes would meet minimum standards and the internal layout would provide natural surveillance. However, these factors could equally apply to the previously consented scheme, and do not justify the proposed amendment, which I have found to be harmful. 13. I conclude that, compared with the extant scheme, the proposed development would cause harm to the character and appearance of the area.

56 Aspley Park Drive, NOTTINGHAM, NG8 3EG — Nottingham City Council — Appeal Decision It would conflict with Policy 10 of the Aligned Core Strategy 2014, which requires that all new development should make a positive contribution to the public realm and sense of place. It would also conflict with design criteria a), contained within Policy DE1 of the Local Plan Part Two (2020), which is concerned with whether development would respect and enhance the streetscape. 14. Furthermore, the proposed development would fail to comply with the requirements for high quality design, which is sympathetic to local character, contained with paragraphs 126 and 130 of the National Planning Policy Framework (the Framework). Other Matters 15. Neighbouring occupiers have raised additional concerns in relation to traffic and noise, but the principle of development has already been established on the site, and a bungalow could be built, even though this appeal has been dismissed. https://www.gov.uk/planning-inspectorate 2

56 Aspley Park Drive, NOTTINGHAM, NG8 3EG — Nottingham City Council — Appeal Decision Appeal Decision APP/Q3060/W/22/3302637 Conclusion 16. I have found that, compared with the previously consented bungalow, the appeal scheme would conflict with the development plan and the Framework. No other material considerations would outweigh that finding. The appeal is therefore dismissed.

56 Aspley Park Drive, NOTTINGHAM, NG8 3EG — Nottingham City Council — R Morgan INSPECTOR https://www.gov.uk/planning-inspectorate 3