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Appeal Statement for 156 Wroxham Road, Sprowston, Norwich, NR7 8DE - Broadland District Council Application Number 20160492

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Appeal Statement for 156 Wroxham Road, Sprowston, Norwich, NR7 8DE - Broadland District Council Application Number 20160492 Appeal statement for 156 Wroxham Road, Sprowston, Norwich, NR7 8DE - Broadland District Council application number 20160492 In their Planning Rejection notice dated 9th February 2017, Broadland District Council states that “Wroxham Road is a long road which runs through the town of Sprowston and that the section between the Norwich Outer Ring Road and the Park and Ride roundabout is fronted by buildings of various periods and designs with various space intervals between the buildings on either side. Given this varied character and appearance, it is considered that number 156 is only read in conjunction with the neighbouring buildings on the same side of Wroxham Road between Merlin Avenue and Goshawk Mews (numbers 154a to 166 Wroxham Road)”. However, as Broadland District Council correctly point out, Wroxham Road is fronted by buildings of various periods and designs with various space intervals between the buildings on either side. Therefore, what relevant basis is there that this group of properties should be treated differently than the general area? In application number 20160492 for front, side and rear extensions to number 126 Wroxham Road approved by Broadland District Council 12th May 2016, the two storey side extension (which has now been constructed) is partly constructed not only up to the boundary between the two buildings but also within the grounds of the adjoining property number 124 Wroxham Road. Similar situations are apparent in the immediate vicinity and photographs are attached to this appeal document showing this to be the case. Numbers 114, 116, 136, 154, 156, 158, 169, 171, 175, 207 Wroxham Road and 47 Merlin Mews are all examples of extensions being constructed neither on or very close to the neighbouring property. Bearing in mind the above, Broadland District Council further states in their Planning Rejection notice that regular space intervals (approximately 7m) have been allowed for between the first floors of these buildings on the sides facing the linked garages and extending into one of these first floor level space intervals is considered to have an adverse impact on the character and appearance of this section of Wroxham Road as such would be incongruous to the rhythm of the street-scene. This statement clearly shows inconsistent messages of policy delivery bearing in mind the approval for the extension of the property in application number 20160492 as described above. This property is approximately 200 metres from number 156. There is a varying space between the six properties which Broadland District Council chooses to treat differently from the rest of the area; this is as a result of there being ground floor level garages between some of the buildings resulting in the spaces between the buildings at first floor level only. There is no policy that calls for a 7 metre space between buildings and Broadland District Council’s statement implying that there is such a rule is misleading. Broadland District Council indicates that Sprowston Town Council have objected to the proposed extension and that the proposal is in contradiction to the Sprowston Neighbourhood Plan. However, this ‘plan’ is vague on design requirements and suggests that personal opinions have been indicated instead of firm guidance rules. The proposed extension provides an additional bedroom and bathroom which is required to provide accommodation for the occupant’s growing family. Given the inconsistencies in the objections to this development, it is clearly wrong to have rejected this application and therefore, this appeal should be allowed to succeed. John Waller Waller & Associates Architectural 18th April 2017 .
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