Wakes Colne Lodge, Lower Green, Wakes Colne Colchester CO6 2AZ

1. 1.The proposed first floor and rear extensions, by virtue of their scale, massing and design, would fail to appear subordinate to the host dwelling. In particular, the ridge height of the first floor extension would match that of the existing dwelling, resulting in an overly dominant and expansive form that would not respect the proportions of the original building. The overall bulk of the extensions, when viewed cumulatively, would appear excessive and would erode the established form and composition of the host dwelling. Furthermore, the design approach, including the introduction of contrasting materials such as white render at first floor level, would appear incongruous and uncharacteristic of the existing dwelling. The proposal would read as a separate, competing built form rather than a subservient addition. From the side elevation in particular, the extension would appear overly expansive and dominant, failing to complement the character and appearance of the existing dwelling. Given the open nature of the site, the proposals would be highly visible from the public realm, including views from Lower Green Lane, thereby exacerbating their harmful visual impact. As a result, the development would appear prominent, obtrusive and incongruous within the street scene. The proposal would therefore result in an unacceptably harmful IMPORTANT – ATTENTION IS DRAWN TO THE NOTES ATTACHED DC1001MWD impact on the character and appearance of the host dwelling, the surrounding area and countryside. The scale, massing and design of the development would fail to respect local character and would not represent high- quality design. As such, the proposal would be contrary to the following policies of the adopted local development framework: i) Policy DM13 of the local plan (2017-2033) (Adopted July 2022) which states that that residential alterations and extensions must be compatible with the scale, appearance and character of the original dwelling including taking into account the cumulative impact of such development. (ii) Policy SP7 of the Local Plan (2017-2033) (Adopted July 2022) which states that new development must meet the highest standards of urban architecture design and respond positively to local character and context. (iii) Policy DM15 of the Section 2 Local Plan (2017-2033) (Adopted July 2022)which states that all development, including extensions, must be designed to a high standard, positively respond to its context and achieve good standards of amenity. It also states that poor design will be refused including that which fails to take the opportunity for good design or improving the local area. iv) The proposal also fails to meet objectives of Government policy in paragraph 135 of the National Planning Policy Framework (2023) which states that all developments should be visually attractive as a result of good architecture and layout as well as being sympathetic to the local character and history including the surrounding built environment.

From the council's decision notice.

Postcode

CO6 2AZ

Application type

Full (8 Week Determination)

Scale / size

Small

Parish

Wakes Colne

Date validated

20 April 2026

Consultation expiry

16 May 2026

Consultation end

16 May 2026

Target decision date

15 June 2026

Case officer

Sakeena El-Diwany

Statutory period

56 days

Appeal result

l

UPRN

100091242929