# 60 Second Avenue, Billericay

- **Decision:** dismissed, 8 September 2026
- **Decided by:** Planning Inspector: R C Shrimplin
- **Authority:** Basildon (East of England)
- **Appeal reference:** 6009787
- **Application reference:** 25/01268/FULL
- **Procedure:** written-representations
- **Development:** Extension and conversion of detached double garage to a two-storey annexe
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** S4
- **Development plan policies:** Basildon Local Plan Saved Policies 2007 BE12
- **Main issues:** character and appearance
- **Tags:** s4-within-settlement, s4-substantially-outweighed, backland, design-refusal, householder, parties-consulted-on-2026-framework, tier-2

## Summary
A proposal to turn a rear double garage in Billericay into a large dormered "annexe" was dismissed. It would function as a backland dwelling out of keeping with the street's pattern. The inspector noted that the revised Framework "places an additional emphasis on the need to make good use of land within settlements (for example at Policy S4)" (DL ¶10), but found the character harm "substantially outweighs the benefits" (DL ¶14).

## What made the difference
The building's scale and layout meant it would work as an independent dwelling, not an ancillary annexe. Conditions to keep it ancillary would be "so complex and onerous as to be unreasonable" (DL ¶16).

## Policy findings
- **S4: fail.** new emphasis on making good use of land within settlements acknowledged, but backland form out of character - harm "substantially outweighs" benefits (DL 10-14)

## Key facts
- Converted garage would in practice function as a separate chalet-bungalow dwelling behind the house, served from Frithwood Lane

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6009787
- https://appeal-planning-decision.service.gov.uk/published-document/123512ec-86ef-4f63-b790-faf99b8c88b1

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6009787.html

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