4 Roger Drive, WAKEFIELD, WF2 7NE

two storey side extension

Authority: Wakefield Metropolitan District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Newsome R

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the host dwelling and the area

What decided it

The substantial scale and design of the proposed extension, particularly the new wide feature gable to the front, would visually dominate the existing dwelling and jar with the uniformity of the street scene, causing harm to character and appearance contrary to development plan policies and the NPPF.

Framework references: 12

Plan policies cited: Policy CS10, Policy D9, Policy D10

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
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