| Informative Notes: | | 1
)Reasons for granting:
The application seeks planning permission for a two storey side and front extension with a front dormer and a rear gable roof. The application is a resubmission of case reference CB/22/03815/FULL which was refused for the following reason: The design, massing and positioning of the proposed extension would result in an
inappropriate form of development, at odds with the character and appearance of the area and host dwelling. The two storey extension would not appear subservient to the existing dwelling, this is considered poor design which would have a detrimental impact on the character and appearance of the area. The development would not result in a high quality form of development, and is therefore contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the NPPF (2021) and Section 7 of the Central Bedfordshire Design Guide (2014) the application was subsequently dismissed at appeal with the inspector noting that: "it is the height and bulk of the extension and its roof orientation which disrupts the character and appearance of the host dwelling".
The proposal features a revised scheme with a reduced scale. The proposed extensions would be visible within the street scene. The proposed side and front extension have been revised to be set below the ridgeline of the dwelling, would be less than half the width of the dwelling and as such would now appear subservient to the main dwelling. The proposed front dormer would not appear out of character within the street scene, with examples being located within the Seamons Close, most notably at No.50, which is located opposite the site.
The proposed development would be located some 1 metre from the shared boundary of neighbouring property No. 60 Seamons Close and would be some 4.5 metres from this property's built form. Therefore, there would be a sufficient separation distance from this neighbouring property for the proposal not to result in any material impact on the residential amenities of this neighbour. There are no additional first floor side windows on the proposed elevation facing this property. The proposed development would be sited some 13.2 metres away from neighbouring property No. 56 Seamons Close and would be some 14 metres from this property's built form. Therefore, there would be a sufficient separation distance from this neighbouring property for the proposal not to result in any material impact on the residential amenities of this neighbour. All other neighbouring properties are far enough away for there to be no unacceptable impacts by the proposal.
The proposal would be increasing the number of bedrooms from 3 to 5. The driveway would have provision for 3 vehicles however 4 parking spaces would be required for a 5 bedroom dwelling as per the parking standards in new developments SPD. The Highways officer has noted that the garage could be used for an extra parking space that would then meet the parking standards. The Highways officer has suggested a condition for the garage to be retained as garage accommodation to retain parking at the site. It is considered that this condition would be necessary to retain the parking.
On balance, it is considered that the proposal is in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide and Section 12 of the NPPF.Reasons for granting:
The application seeks planning permission for a two storey side and front extension with a front dormer and a rear gable roof. The application is a resubmission of case reference CB/22/03815/FULL which was refused for the following reason: The design, massing and positioning of the proposed extension would result in an
inappropriate form of development, at odds with the character and appearance of the area and host dwelling. The two storey extension would not appear subservient to the existing dwelling, this is considered poor design which would have a detrimental impact on the character and appearance of the area. The development would not result in a high quality form of development, and is therefore contrary to Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the NPPF (2021) and Section 7 of the Central Bedfordshire Design Guide (2014) the application was subsequently dismissed at appeal with the inspector noting that: "it is the height and bulk of the extension and its roof orientation which disrupts the character and appearance of the host dwelling".
The proposal features a revised scheme with a reduced scale. The proposed extensions would be visible within the street scene. The proposed side and front extension have been revised to be set below the ridgeline of the dwelling, would be less than half the width of the dwelling and as such would now appear subservient to the main dwelling. The proposed front dormer would not appear out of character within the street scene, with examples being located within the Seamons Close, most notably at No.50, which is located opposite the site.
The proposed development would be located some 1 metre from the shared boundary of neighbouring property No. 60 Seamons Close and would be some 4.5 metres from this property's built form. Therefore, there would be a sufficient separation distance from this neighbouring property for the proposal not to result in any material impact on the residential amenities of this neighbour. There are no additional first floor side windows on the proposed elevation facing this property. The proposed development would be sited some 13.2 metres away from neighbouring property No. 56 Seamons Close and would be some 14 metres from this property's built form. Therefore, there would be a sufficient separation distance from this neighbouring property for the proposal not to result in any material impact on the residential amenities of this neighbour. All other neighbouring properties are far enough away for there to be no unacceptable impacts by the proposal.
The proposal would be increasing the number of bedrooms from 3 to 5. The driveway would have provision for 3 vehicles however 4 parking spaces would be required for a 5 bedroom dwelling as per the parking standards in new developments SPD. The Highways officer has noted that the garage could be used for an extra parking space that would then meet the parking standards. The Highways officer has suggested a condition for the garage to be retained as garage accommodation to retain parking at the site. It is considered that this condition would be necessary to retain the parking.
On balance, it is considered that the proposal is in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide and Section 12 of the NPPF. |
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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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