# 253 Ongar Road, Brentwood

- **Decision:** dismissed, 1 September 2026
- **Decided by:** Planning Inspector: S F Barnes
- **Authority:** Brentwood (East of England)
- **Appeal reference:** 6009118
- **Application reference:** 25/00814/FUL
- **Procedure:** written-representations
- **Development:** Retrospective two-storey rear extension to commercial/flat building (variation on 2023 permission)
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** Brentwood LP BE14, P3(2)(b)
- **Development plan policies:** Brentwood Local Plan 2016-2033 BE14
- **Main issues:** neighbour outlook and daylight
- **Tags:** tier-2, retrospective, fallback, neighbour-amenity, transitional-no-consultation

## Summary
A retrospective two-storey rear extension was dismissed. It replaced the sloping side wall of an approved fallback scheme with a continuous full-height wall, which enclosed the neighbour's only living-room window and cut daylight. The changes in the Framework were "not material to the outcome" (DL ¶2).

## What made the difference
The comparison with the fallback: the extra height and length next to the living-room window produced "a pronounced experience of confinement between brick walls" (DL ¶8).

## Policy findings
- **P3(2)(b): fail.** full-height side wall beside sole living-room window at No 251 — confinement and daylight loss (DL 8-10), decided under BE14

## Key facts
- Fallback 2023 permission (23/00725/FUL) had a sloping side wall; appeal scheme a continuous full-height wall
- Built form differs from submitted drawings; assessed on drawings

## Sources
- https://appeal-planning-decision.service.gov.uk/published-document/e521c83e-7181-4dff-aeed-b10860469eb0
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6009118

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6009118.html

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