| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a single storey front extension with rooflight, first floor extension over existing garage, and internal layout alterations.
The application site comprises a two-storey, detached dwellinghouse located along Davis Row, in Arlesey. The single storey front extension, due to its modest scale, nature and design, would form a proportionate and sympathetic addition to the dwellinghouse that would not be deemed to result in any detrimental impact on the character and appearance of the area. The proposed first floor extension would be visible to the public realm within Davis Row, due to its siting on the principal elevation of the dwelling. This aspect of the proposal would reflect and follow the roof pitch of the existing front gable projection, resulting in a subservient appearance which respects the character and design of the original building. On this basis, the proposals are considered to be appropriate additions that would not result in any detrimental impact on the character and appearance of the area.
The proposed single storey front extension, due to its modest scale, design and siting adjacent to an existing front projection belonging to No. 18 Davis Row; would not result in any detrimental loss of light or overbearing impact to this neighbouring dwelling. The proposed first floor extension would comply with the 45 degree rule of light in relation to the windows of No. 18 and due to its separation, would not be deemed to result in any detrimental loss of light or overbearing impact. In addition to this, no fenestration would be sited as to where any overlooking impact would arise.
The proposed single storey extension would be screened from neighbouring dwelling No. 20 Davis Row by the built form of the proposed first floor extension and would therefore not result in any adverse impact to this neighbouring dwelling. The proposed first floor extension would have a depth of 2.3 metres (approx.) sited adjacent to No. 20, separated from the built form of this dwelling by approximately 1.4 metres. This aspect of the proposal would be considered to comply with the horizontal 45 degree rule of light in relation to the windows adjacent to the boundary. A first floor side window is sited adjacent to the proposal, however, this appears obscure-glazed and is therefore deemed to currently restrict light and/ or any outlook. Moreover, due to the modest depth and height of the proposed two storey built form; it would not be considered to result in any detrimental overbearing impact or loss of light, that would warrant a refusal of this application on this basis. A first floor side window is proposed, however, would be obscure-glazed and would be conditioned to ensure this.
The proposals would increase the number of bedrooms within the existing dwellinghouse from three to four. However, there is considered to be sufficient space to the front of the dwelling for acceptable parking in line with the Parking Standards for New Developments SPD.
Neighbouring properties have been consulted on this application and no comments were received.
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 single storey front extension with rooflight, first floor extension over existing garage, and internal layout alterations.
The application site comprises a two-storey, detached dwellinghouse located along Davis Row, in Arlesey. The single storey front extension, due to its modest scale, nature and design, would form a proportionate and sympathetic addition to the dwellinghouse that would not be deemed to result in any detrimental impact on the character and appearance of the area. The proposed first floor extension would be visible to the public realm within Davis Row, due to its siting on the principal elevation of the dwelling. This aspect of the proposal would reflect and follow the roof pitch of the existing front gable projection, resulting in a subservient appearance which respects the character and design of the original building. On this basis, the proposals are considered to be appropriate additions that would not result in any detrimental impact on the character and appearance of the area.
The proposed single storey front extension, due to its modest scale, design and siting adjacent to an existing front projection belonging to No. 18 Davis Row; would not result in any detrimental loss of light or overbearing impact to this neighbouring dwelling. The proposed first floor extension would comply with the 45 degree rule of light in relation to the windows of No. 18 and due to its separation, would not be deemed to result in any detrimental loss of light or overbearing impact. In addition to this, no fenestration would be sited as to where any overlooking impact would arise.
The proposed single storey extension would be screened from neighbouring dwelling No. 20 Davis Row by the built form of the proposed first floor extension and would therefore not result in any adverse impact to this neighbouring dwelling. The proposed first floor extension would have a depth of 2.3 metres (approx.) sited adjacent to No. 20, separated from the built form of this dwelling by approximately 1.4 metres. This aspect of the proposal would be considered to comply with the horizontal 45 degree rule of light in relation to the windows adjacent to the boundary. A first floor side window is sited adjacent to the proposal, however, this appears obscure-glazed and is therefore deemed to currently restrict light and/ or any outlook. Moreover, due to the modest depth and height of the proposed two storey built form; it would not be considered to result in any detrimental overbearing impact or loss of light, that would warrant a refusal of this application on this basis. A first floor side window is proposed, however, would be obscure-glazed and would be conditioned to ensure this.
The proposals would increase the number of bedrooms within the existing dwellinghouse from three to four. However, there is considered to be sufficient space to the front of the dwelling for acceptable parking in line with the Parking Standards for New Developments SPD.
Neighbouring properties have been consulted on this application and no comments were received.
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. |
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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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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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