Roof extensions and rooflights at 10 Marion Grove, Woodford Green

“Committee/Date: Planning – 14 Oct 2025 Application reference: 250789 Applicant: [the applicant]: Marion Grove, Woodford Green, IG8 9TA Proposed development: Construction of hip to gable side roof extension and rear dormer roof extension together with installation of two roof-lights to front roof. Wards affected: Hatch Lane & Highams Park North Appendices: None…”

“The proposal is for a hip to gable side roof extension, a rear dormer, along with the installation of two front rooflights to the main roof. The proposed dormer would set 1.3m away from the eaves, 0.6m and 0.8m from either side building boundaries and in line with the roof ridge. The dormer would be finished with clay roof tiles to match with the existing. Two windows are proposed to the rear, in grey aluminium frame. 1.9.”

“The application relates to a two storey semi-detached residential property located on the northern side of Marion Grove. The property benefits from a single storey rear extension and a front porch with planning permission granted in 2024 under application reference: 241279. The surrounding vicinity is predominantly residential and consists of mostly two storey semi-detached properties which many have been extended to the rear on the ground floor and loft level.”

“Planning 1.11. Permission was granted on 15 July 2024 under application reference 241279 for a single storey rear extension, a replacement front porch, conversation of garage into bicycle storage and installation of external insulation with roughcast finish. As noted during site visit on 14 May 2025, the approved works were completed. A Lawful Development Certificate application (reference 240644) was withdrawn on 08 May 2024.”

“Planning Enforcement 1.14. There is no enforcement history.”

“The proposed hip to gable roof extension and rear dormer would share a similar design and scale as these extensions, as such they are considered acceptable and in keeping with the established development pattern and evolving character of the area. Furthermore, the proposed dormer would be finished with clay roof tiles and the hip to gable extension would adopt red roof tiles with roughcast rendered gable wall to match with the application house.”

“The proposal is recommended for approval as it would not cause unreasonable visual nor amenity harm, the development would comply with policies D1, D6 and HC1 of the London Plan (2021), policies 53, 57 and 76 of the adopted Waltham Forest Local Plan LP1 (2024) and policies CDP1 and CDP2 of the Highams Park Neighbourhood Plan (2020). 1.76.”

“The Council circulated 7 consultation letters to neighbouring residents. The following properties were consulted: - 7 to 12 Marion Grove - 17 Keynsham Avenue 1.17. Additional public consultation was undertaken from 11 June 2025 for 14 days due to receipt of amended drawings to reduce the size of the rear dormer. As a result of the public consultations, 5 objections were received. 9 support letters and 1 letter of “no objection” was also received.”

“Table 3: summary of external responses Consultee Comments Highams Park Planning Group Objection - the proposal would fail to comply with The Highams Park Neighbourhood Plan, whereby the hip to gable extension would harm the architectural character of the Area of Special Character, and symmetry of the semi-detached setting.”

“The cumulative impacts of incremental change from development on heritage assets and their settings should also be actively managed. Policy 53 of the Waltham Forest Local Plan LP1 (2024) seeks to ensure developments are a high quality and enhance local character in relation to the architectural integrity of the existing building and the surrounding area. Policy 76 seeks to protect the architectural and historic significance of the Highams Area of Special Character.”

“Whilst the original roofs in the area are pitched and tiled, many properties have been extended by means of hip to gable side roof extensions, rear dormers and two storey side extensions. Most of the roof level extensions were completed prior to the Article 4 Direction which came into effect in 2019, as properties still benefited from permitted development rights to alter or extend the roof.”

“That planning permission be granted in line with the recommendations, conditions, reasons and informatives as set out in the committee report for application 250789 for construction of hip to gable side roof extension and rear dormer roof extension together with installation of two roof-lights to front roof.”