Our clients had already obtained planning permission for a rear dormer roof extension at their property in Acton. The difficulty arose when they sought permission to create a roof terrace immediately outside the dormer.
Ealing is cautious about roof terraces. Concerns are usually raised about overlooking, visual impact and prominence in the street scene. However, planning decisions must be consistent and based on specific harm, not general reluctance.
In this case, a virtually identical terrace had very recently been approved two doors away at 28A Highlands Avenue. That scheme was set back from the rear wall, tucked behind a chimney stack, set in from both side walls and enclosed with a 1.5m obscure-glazed balustrade. The council had concluded that it would not be overly visible and would not appear visually harmful.
Our clients designed their terrace to match that approved scheme closely.
There were also earlier approvals for similar terraces at numbers 11A and 9A Highlands Avenue. In addition, the council had granted permission for a comparable corner terrace at 29 Nemoure Road, immediately adjoining Highlands Avenue. In that case, the officer accepted obscure-glazed balustrading and appropriate setbacks as sufficient to preserve the character of the area.
The only potential distinction was that our clients’ property sits at the end of the terrace, meaning a small part of the rear roof is visible from the street. We demonstrated that the terrace would be at an awkward angle and largely screened by the existing form of the building, such that it would not be prominent or visually harmful.
Permission was granted.
This case illustrates that roof terraces in Ealing are not automatically unacceptable. Where neighbouring examples exist and the design addresses overlooking and visibility properly, refusal is difficult to justify.
If you have been refused planning permission for a roof terrace in the borough, you may also wish to read our page on planning appeals in Ealing.
For more general guidance on roof terraces and overlooking issues, see our article on balconies and terraces.
If you are facing enforcement concerns relating to a roof terrace, you may also find our guidance on planning enforcement useful.
