| Informative Notes: | | 1
)Reasons for granting:
Planning permission is sought for the increase in height of the garage to facilitate a play room/ utility and a front porch.
The host dwelling is a semi-detached property within Silver Birch Avenue in Stotfold. The conversion of the garage to a habitable space would be permitted development, moreover, the existing garage would not be considered a space in accordance with the dimensions set out in the Council's Parking in New development Supplementary planning guidance. The proposal would consist of the replacement of the garage door with a window and the marginal increase in height of the garage from 2.6m to 2.8m. A front porch is also proposed. The frontage aspects of the proposal would be readily visible within the street scene, the marginal increase in height would not be considered noticeable when viewed from the front. There are a number of front porches/ extensions within the area and therefore it is not considered the front porch would be at odds with the grain of development. The replacement of the garage door with a window would not have a material impact on the character and appearance of the area.
Neighbouring property 99 Silver Birch Avenue would be screened from the increased height of the garage by existing built form, and the front porch would be sufficiently separated from this neighbour for there to be no material impact on their residential amenity.
The increase in height of the garage would be on the boundary with the neigbouring property 95 Silver Birch Avenue. However, the increase would be marginal and it is not considered that it would result in any greater impact than the existing relationship provides. The front porch would be sufficiently separated. It is therefore not considered that the proposal would have a material impact on the residential amenity of this neighbour.
The conversion of the garage would result in the loss of a parking space, however, as mentioned above, the space in the garage would not be considered a space in line within our current guidance. Therefore, the existing provision would remain the same. It can be seen that 2 off-street parking spaces are currently provided within the frontage of the site. It is therefore considered that an acceptable provision of parking has been retained.
The proposal was subject to public consultation and no representations have been received.
The proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking in New Developments SPD and Section 12 of the NPPF.Reasons for granting:
Planning permission is sought for the increase in height of the garage to facilitate a play room/ utility and a front porch.
The host dwelling is a semi-detached property within Silver Birch Avenue in Stotfold. The conversion of the garage to a habitable space would be permitted development, moreover, the existing garage would not be considered a space in accordance with the dimensions set out in the Council's Parking in New development Supplementary planning guidance. The proposal would consist of the replacement of the garage door with a window and the marginal increase in height of the garage from 2.6m to 2.8m. A front porch is also proposed. The frontage aspects of the proposal would be readily visible within the street scene, the marginal increase in height would not be considered noticeable when viewed from the front. There are a number of front porches/ extensions within the area and therefore it is not considered the front porch would be at odds with the grain of development. The replacement of the garage door with a window would not have a material impact on the character and appearance of the area.
Neighbouring property 99 Silver Birch Avenue would be screened from the increased height of the garage by existing built form, and the front porch would be sufficiently separated from this neighbour for there to be no material impact on their residential amenity.
The increase in height of the garage would be on the boundary with the neigbouring property 95 Silver Birch Avenue. However, the increase would be marginal and it is not considered that it would result in any greater impact than the existing relationship provides. The front porch would be sufficiently separated. It is therefore not considered that the proposal would have a material impact on the residential amenity of this neighbour.
The conversion of the garage would result in the loss of a parking space, however, as mentioned above, the space in the garage would not be considered a space in line within our current guidance. Therefore, the existing provision would remain the same. It can be seen that 2 off-street parking spaces are currently provided within the frontage of the site. It is therefore considered that an acceptable provision of parking has been retained.
The proposal was subject to public consultation and no representations have been received.
The proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking in New Developments SPD and Section 12 of the NPPF. |
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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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