| Informative Notes: | | 1
)The application site comprises of a detached, two-storey dwellinghouse in Linslade, Leighton Buzzard. 29 Faulkners Way is constructed of brickwork with a pitched tiled roof and is surrounded by properties of a similar style, scale and design. The application seeks planning permission for the erection of a single storey rear extension, a part garage conversion and alterations to the front elevation.
The design of the proposed single storey rear extension would include a diagonal wall. Whilst this is considered unconventional in relation to the proportions of the existing dwellinghouse, it is acknowledged that the shape of the extension could be facilitated under Permitted Development. Alongside its siting to the rear of the dwellinghouse, it is not considered that the proposal would have a material impact on the character and appearance of the area.
Part of the existing garage would be converted into a utility room. The works would be mostly internal with minor alternations to the garage frontage from two doors to one. Based on the scale and nature of the development, it is not considered that the proposed garage conversion would have a material impact on the character and appearance of the area.
The proposal seeks to amend the front elevation of the property. Such amendments include changes to the windows from white Upvc to off black composite or aluminium, changes to the front door of the property, removal of the existing bay window and replacement with new windows flush to the wall, the extension of the existing front porch roof by 750mm and the insertion of a front facing rooflight.
The windows on the rear elevation and north east side elevation would also be replaced from white Upvc to off black composite or aluminium. Three ground-floor off black aluminum would also be inserted in the rear elevation as well as two rear facing rooflights. On the south east elevation, the plans detail the use of vertical cladding with hidden door for utilities access.
Overall, due to the minor nature and scale of the amendments, it is not considered that the proposal would cause harm to the character and appearance of the area. Indeed, neighbouring property No.24 benefits from more modern fenestrations of a similar style and design.
The application site shares a boundary with No.27 Faulkners Way to the south and No.31 Faulkners Way to the north. As part of the proposed scheme, the rear extension included a roof balcony/terrace. However, in the interests of the residential amenity of these neighbouring properties, the balcony/terrace was removed and replaced with two first-floor Juliet balconies. A Juliet balcony does not have an external platform and therefore, it is not considered that the proposal would give rise to an unacceptable loss of privacy or overlooking concerns.
The proposal, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), would not result in an unacceptable loss of light, overbearing impact and overshadowing to these neighbouring properties.
It is not considered that the siting and positioning of the proposed fenestrations (having regard to adequate separation distances contained within the design guidance), would give rise to any overlooking concerns.
In accordance with the Parking Standards for New Developments Supplementary Planning Document (SPD), a 5 or more bedroom property requires four parking spaces. Where a property requires 3 or 4 parking spaces, the first two spaces must be provided. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
As outlined within the Parking Standards for New Developments SPD, a double garage will count as one parking space. However, as a result of the part garage conversion, it is considered that the garage would no longer constitute a parking space. Notwithstanding the loss of this parking space, drawing number L2 demonstrates the provision of two parking spaces in accordance with the SPD. Therefore, on the basis of the scale and nature of the development, adequate parking has been retained.
Leighton-Linslade Town Council were consulted on this application and raised no objection. Natural England were also consulted on this application but no comments were received.
The Tree and Landscape Officer stated that in recognition of the existing site conditions, as found in the applicant's garden area, they consider that any impact imposed by the rear extension on the rooting system of neighbouring protected trees would be insufficient to warrant a BS 5837 : 2012 Tree Survey, and in this respect no objections are being raised. However, this extension is considered to be just on the limit of acceptability on arboricultural grounds.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Parking Standards for New Developments SPD and Chapter 11 of the Central Bedfordshire Design Guide.The application site comprises of a detached, two-storey dwellinghouse in Linslade, Leighton Buzzard. 29 Faulkners Way is constructed of brickwork with a pitched tiled roof and is surrounded by properties of a similar style, scale and design. The application seeks planning permission for the erection of a single storey rear extension, a part garage conversion and alterations to the front elevation.
The design of the proposed single storey rear extension would include a diagonal wall. Whilst this is considered unconventional in relation to the proportions of the existing dwellinghouse, it is acknowledged that the shape of the extension could be facilitated under Permitted Development. Alongside its siting to the rear of the dwellinghouse, it is not considered that the proposal would have a material impact on the character and appearance of the area.
Part of the existing garage would be converted into a utility room. The works would be mostly internal with minor alternations to the garage frontage from two doors to one. Based on the scale and nature of the development, it is not considered that the proposed garage conversion would have a material impact on the character and appearance of the area.
The proposal seeks to amend the front elevation of the property. Such amendments include changes to the windows from white Upvc to off black composite or aluminium, changes to the front door of the property, removal of the existing bay window and replacement with new windows flush to the wall, the extension of the existing front porch roof by 750mm and the insertion of a front facing rooflight.
The windows on the rear elevation and north east side elevation would also be replaced from white Upvc to off black composite or aluminium. Three ground-floor off black aluminum would also be inserted in the rear elevation as well as two rear facing rooflights. On the south east elevation, the plans detail the use of vertical cladding with hidden door for utilities access.
Overall, due to the minor nature and scale of the amendments, it is not considered that the proposal would cause harm to the character and appearance of the area. Indeed, neighbouring property No.24 benefits from more modern fenestrations of a similar style and design.
The application site shares a boundary with No.27 Faulkners Way to the south and No.31 Faulkners Way to the north. As part of the proposed scheme, the rear extension included a roof balcony/terrace. However, in the interests of the residential amenity of these neighbouring properties, the balcony/terrace was removed and replaced with two first-floor Juliet balconies. A Juliet balcony does not have an external platform and therefore, it is not considered that the proposal would give rise to an unacceptable loss of privacy or overlooking concerns.
The proposal, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), would not result in an unacceptable loss of light, overbearing impact and overshadowing to these neighbouring properties.
It is not considered that the siting and positioning of the proposed fenestrations (having regard to adequate separation distances contained within the design guidance), would give rise to any overlooking concerns.
In accordance with the Parking Standards for New Developments Supplementary Planning Document (SPD), a 5 or more bedroom property requires four parking spaces. Where a property requires 3 or 4 parking spaces, the first two spaces must be provided. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
As outlined within the Parking Standards for New Developments SPD, a double garage will count as one parking space. However, as a result of the part garage conversion, it is considered that the garage would no longer constitute a parking space. Notwithstanding the loss of this parking space, drawing number L2 demonstrates the provision of two parking spaces in accordance with the SPD. Therefore, on the basis of the scale and nature of the development, adequate parking has been retained.
Leighton-Linslade Town Council were consulted on this application and raised no objection. Natural England were also consulted on this application but no comments were received.
The Tree and Landscape Officer stated that in recognition of the existing site conditions, as found in the applicant's garden area, they consider that any impact imposed by the rear extension on the rooting system of neighbouring protected trees would be insufficient to warrant a BS 5837 : 2012 Tree Survey, and in this respect no objections are being raised. However, this extension is considered to be just on the limit of acceptability on arboricultural grounds.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Parking Standards for New Developments SPD and Chapter 11 of the Central Bedfordshire Design Guide. |
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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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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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