| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a single storey side and rear extension, rear dormer window and associated works.
The application site comprises a detached, thatched cottage, located along Sandy Road in Everton. The dwelling itself is not a Listed Building. However, on the basis of its age, siting and historical and architectural features, the dwelling is deemed a non-designated heritage asset. Paragraph 209 of the NPPF (2023) states:
"The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset."
Moreover, Policy HE3 of the Central Bedfordshire Local Plan states:
"Development proposals affecting designated and non-designated heritage assets of local importance will be granted provided they:
1. Where possible, preserve, sustain and enhance the special character, significance, appearance and/or special architectural or historic interest of the asset/s in terms of scale, form, proportion, design, materials and the retention of features in accordance with national planning policy and legislation..."
The proposed rear dormer window and associated works would form small scale, minor alterations which would respect the scale and character of the existing dwellinghouse. On this basis, these additions/ alterations would be considered appropriate. The proposed single storey side and rear extension would incorporate and replace some existing built form at the site and would be of a 'wrap-around' nature. This aspect of the proposal would preserve and sustain the thatched roof and historic features, and would be considered to form a sympathetic addition to the existing dwelling. On this basis, the proposals would not be considered to result in any detrimental impact on the character and appearance of the dwelling/ non-designated heritage asset, or wider area.
The proposed dormer and associated works, due to their small scale and separation from neighbouring dwellings, would not be deemed to result in any detrimental overbearing impact or loss of light. The proposed dormer would provide an outlook similar to that of the existing dormer window adjacent and would therefore not be deemed to result in any detrimental overlooking impact/ loss of privacy to any neighbouring dwelling. The proposed extension would be sited adjacent to the shared boundary with neighbouring dwelling No. 9 Sandy Road, separated by 0.3 metres from the boundary and some 2.5 metres from the built form of this dwelling (approx.). The proposed extension would replace an existing shed/ outbuilding which is sited immediately adjacent to the shared boundary in a similar siting. Based on these factors, including the modest scale and nature of the proposed extension; it is considered that there would be no detrimental overbearing impact or loss of light to No. 9. Moreover, no windows are to be sited on the side elevation of the proposed extension facing this neighbouring dwelling and therefore no overlooking concerns would arise. All other neighbouring dwellings are far enough removed or screened from the proposal as to where they would not be adversely impacted.
The proposal would not adversely affect existing parking or access arrangements at the application site. The dwelling benefits from sufficient space at the site for vehicle parking and it is therefore considered acceptable as regards highways considerations.
Neighbouring properties have been consulted on this application and no comments were received.
The Council's Trees and Landscape Officer raised no objection, however, suggested an Arboricultural Impact Assessment and Tree Protection Method Statement, as well as a Landscape Scheme and Maintenance Schedule. From the plans provided, no trees would be removed to facilitate the development and therefore a Landscape Scheme is not deemed to be required in this instance. Protective tree fencing is however deemed to be required and will be secured via a pre-commencement condition. In addition to this, the Council's Archaeologist raised no objection, subject to a pre-commencement condition which will be applied with any permission.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, HE3, T2 and T3 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023), the Parking Standards for New Development SPD (2023) and Section 12 of the NPPF (2023).Reasons for Granting:
The proposal seeks planning permission for a single storey side and rear extension, rear dormer window and associated works.
The application site comprises a detached, thatched cottage, located along Sandy Road in Everton. The dwelling itself is not a Listed Building. However, on the basis of its age, siting and historical and architectural features, the dwelling is deemed a non-designated heritage asset. Paragraph 209 of the NPPF (2023) states:
"The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset."
Moreover, Policy HE3 of the Central Bedfordshire Local Plan states:
"Development proposals affecting designated and non-designated heritage assets of local importance will be granted provided they:
1. Where possible, preserve, sustain and enhance the special character, significance, appearance and/or special architectural or historic interest of the asset/s in terms of scale, form, proportion, design, materials and the retention of features in accordance with national planning policy and legislation..."
The proposed rear dormer window and associated works would form small scale, minor alterations which would respect the scale and character of the existing dwellinghouse. On this basis, these additions/ alterations would be considered appropriate. The proposed single storey side and rear extension would incorporate and replace some existing built form at the site and would be of a 'wrap-around' nature. This aspect of the proposal would preserve and sustain the thatched roof and historic features, and would be considered to form a sympathetic addition to the existing dwelling. On this basis, the proposals would not be considered to result in any detrimental impact on the character and appearance of the dwelling/ non-designated heritage asset, or wider area.
The proposed dormer and associated works, due to their small scale and separation from neighbouring dwellings, would not be deemed to result in any detrimental overbearing impact or loss of light. The proposed dormer would provide an outlook similar to that of the existing dormer window adjacent and would therefore not be deemed to result in any detrimental overlooking impact/ loss of privacy to any neighbouring dwelling. The proposed extension would be sited adjacent to the shared boundary with neighbouring dwelling No. 9 Sandy Road, separated by 0.3 metres from the boundary and some 2.5 metres from the built form of this dwelling (approx.). The proposed extension would replace an existing shed/ outbuilding which is sited immediately adjacent to the shared boundary in a similar siting. Based on these factors, including the modest scale and nature of the proposed extension; it is considered that there would be no detrimental overbearing impact or loss of light to No. 9. Moreover, no windows are to be sited on the side elevation of the proposed extension facing this neighbouring dwelling and therefore no overlooking concerns would arise. All other neighbouring dwellings are far enough removed or screened from the proposal as to where they would not be adversely impacted.
The proposal would not adversely affect existing parking or access arrangements at the application site. The dwelling benefits from sufficient space at the site for vehicle parking and it is therefore considered acceptable as regards highways considerations.
Neighbouring properties have been consulted on this application and no comments were received.
The Council's Trees and Landscape Officer raised no objection, however, suggested an Arboricultural Impact Assessment and Tree Protection Method Statement, as well as a Landscape Scheme and Maintenance Schedule. From the plans provided, no trees would be removed to facilitate the development and therefore a Landscape Scheme is not deemed to be required in this instance. Protective tree fencing is however deemed to be required and will be secured via a pre-commencement condition. In addition to this, the Council's Archaeologist raised no objection, subject to a pre-commencement condition which will be applied with any permission.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, HE3, T2 and T3 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023), the Parking Standards for New Development SPD (2023) and Section 12 of the NPPF (2023). |
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)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. |
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)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). |
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)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. |
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)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 |
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