# 229 High Street, Orpington (Class AA two-storey upward extension, 6 flats)

- **Decision:** dismissed, 23 September 2026
- **Decided by:** Planning Inspector: S Burch
- **Authority:** Bromley (London)
- **Appeal reference:** 6008787
- **Application reference:** 26/00098/NOT
- **Procedure:** written-representations
- **Development:** Prior approval under GPDO Part 20 Class AA for two additional storeys (mansard) creating 6 flats on a three-storey corner building
- **Homes:** 6
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** GPDO Sch2 Pt20 Class AA.2(1)(e)
- **Development plan policies:** Bromley Local Plan Policies 4, 37, London Plan D3
- **Main issues:** external appearance of the building and area
- **Tags:** tier-2, prior-approval, upward-extension, design-refusal, parties-consulted-on-2026-framework

## Summary
Class AA prior approval for two extra storeys, making six flats, on an Orpington corner building was refused, and the appeal was dismissed on external appearance. The building would read as five storeys in a three-storey street (DL ¶12). The Framework's support for upward extensions, and the council's five-year supply shortfall, were irrelevant: "the principle of the development is already accepted through the GPDO" (DL ¶22).

## What made the difference
A shallow mansard, little set-back and large dormers on a prominent corner. The Framework counts in prior approval only "in so far as … relevant to the subject matter of the prior approval" (DL ¶22).

## Policy findings
- **DP3: harm.** building would read as five storeys in a three-storey High Street; shallow mansard and limited set-back fail to create a subordinate top storey (DL 8-18)
- **L2: not-engaged.** Framework support for upward extensions and the council's supply shortfall irrelevant because the principle is granted by the GPDO; Framework applies only to the prior approval matter (DL 21-22)

## Key facts
- Second attempt after dismissed appeal 6002321 (DL 11)
- Neighbouring Class AB approval at 221-227 distinguished (mid-terrace, set back) (DL 13-14)
- Parties consulted on the 2026 Framework (DL 2)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6008787
- https://appeal-planning-decision.service.gov.uk/published-document/ee91d5b9-6947-43b3-b7cd-e36369a315cb

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6008787.html

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