| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a loft conversion to the main house with front and rear dormer extensions, and a loft conversion to the garage with front and rear dormers.
The application site comprises a two-storey, detached dwellinghouse located on a corner plot fronting Tansy Avenue, and adjacent to Bryony Road, in Stotfold. The proposed front and rear dormers to the dwelling would be visible to the public realm due to the application site being located on a corner plot. These aspects of the proposal would form modest additions to the existing dwelling, that would be in keeping with similar development within the surrounding area. The proposed alterations to the garage and front and rear dormers would form small scale alterations that would not be deemed to result in any detrimental visual impact on the character and appearance of the area.
The proposed dormer windows on the dwelling and garage, due to their small scale and modest design and nature, would not result in any detrimental overbearing impact or loss of light to any neighbouring dwelling. The ridge height of the existing garage would slightly increased as a result of the proposed loft conversion, however, due to the minor scale of these works, this aspect of the proposal would not be deemed to result in any detrimental overbearing impact or loss of light to any neighbouring dwelling.
The proposed front dormers would outlook onto Tansy Avenue, providing a similar view to that of the existing front windows of the dwelling. As such, these dormer windows would not be deemed to result in any mutual loss of privacy. The proposed rear dormers would provide an outlook towards neighbouring dwelling No. 2 Bryony Road. No windows are sited on the first floor side elevation of this dwelling as to where any loss of privacy would arise. In addition to this, the built form of No. 2 and the garage at the application site would largely restrict any view into the private amenity space of this neighbouring dwelling as to where no detrimental overlooking impact would be considered to arise.
The proposed front dormer on the garage would provide an outlook towards Bryony Road and would not result in any loss of privacy. The proposed rear dormer on the garage would provide an outlook towards neighbouring dwelling No. 37 Tansy Avenue. However, the window within the rear dormer would be obscure-glazed and would therefore not be deemed to provide any outlook to the private amenity space of this neighbouring dwelling. A condition will be included to ensure its implementation.
The proposals would implement a staircase within the existing garage, resulting in the loss of a parking space at the application site. However, it is considered that this staircase could likely be implemented without planning permission as to where no formal consideration could be made. Moreover, parking is achievable on the existing driveway and it is apparent from the Officer's site visit that on-street parking is common along Tansy Avenue. Based on these factors, the proposal would be considered acceptable as regards highways considerations in this instance, that would not warrant a refusal of this application on this basis.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no objection and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for a loft conversion to the main house with front and rear dormer extensions, and a loft conversion to the garage with front and rear dormers.
The application site comprises a two-storey, detached dwellinghouse located on a corner plot fronting Tansy Avenue, and adjacent to Bryony Road, in Stotfold. The proposed front and rear dormers to the dwelling would be visible to the public realm due to the application site being located on a corner plot. These aspects of the proposal would form modest additions to the existing dwelling, that would be in keeping with similar development within the surrounding area. The proposed alterations to the garage and front and rear dormers would form small scale alterations that would not be deemed to result in any detrimental visual impact on the character and appearance of the area.
The proposed dormer windows on the dwelling and garage, due to their small scale and modest design and nature, would not result in any detrimental overbearing impact or loss of light to any neighbouring dwelling. The ridge height of the existing garage would slightly increased as a result of the proposed loft conversion, however, due to the minor scale of these works, this aspect of the proposal would not be deemed to result in any detrimental overbearing impact or loss of light to any neighbouring dwelling.
The proposed front dormers would outlook onto Tansy Avenue, providing a similar view to that of the existing front windows of the dwelling. As such, these dormer windows would not be deemed to result in any mutual loss of privacy. The proposed rear dormers would provide an outlook towards neighbouring dwelling No. 2 Bryony Road. No windows are sited on the first floor side elevation of this dwelling as to where any loss of privacy would arise. In addition to this, the built form of No. 2 and the garage at the application site would largely restrict any view into the private amenity space of this neighbouring dwelling as to where no detrimental overlooking impact would be considered to arise.
The proposed front dormer on the garage would provide an outlook towards Bryony Road and would not result in any loss of privacy. The proposed rear dormer on the garage would provide an outlook towards neighbouring dwelling No. 37 Tansy Avenue. However, the window within the rear dormer would be obscure-glazed and would therefore not be deemed to provide any outlook to the private amenity space of this neighbouring dwelling. A condition will be included to ensure its implementation.
The proposals would implement a staircase within the existing garage, resulting in the loss of a parking space at the application site. However, it is considered that this staircase could likely be implemented without planning permission as to where no formal consideration could be made. Moreover, parking is achievable on the existing driveway and it is apparent from the Officer's site visit that on-street parking is common along Tansy Avenue. Based on these factors, the proposal would be considered acceptable as regards highways considerations in this instance, that would not warrant a refusal of this application on this basis.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no objection and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF. |
| 2
)Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications.Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications. |
| 3
)GDP Policy Informative Central Beds Local Plan
In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF).GDP Policy Informative Central Beds Local Plan
In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF). |
| 4
)This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority.This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority. |
| 5
)Will a new extension affect your Council Tax Charge?
The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991.
Your property's Council Tax band may change if the property is extended. The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax.
If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax. If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption. Contact the Council for advice on 0300 300 8306.
The website link is:
https://www.centralbedfordshire.gov.uk/council-tax-bandsWill a new extension affect your Council Tax Charge?
The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991.
Your property's Council Tax band may change if the property is extended. The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax.
If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax. If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption. Contact the Council for advice on 0300 300 8306.
The website link is:
https://www.centralbedfordshire.gov.uk/council-tax-bands |
|
|---|