| Informative Notes: | | 1
)Reasons for granting:
The property is a semi-detached dwelling located on Conway Close, Houghton Regis. The proposal consists of a single storey side extension with a width of 1.62m, a depth of 2.01m and height of 2.6m at the eaves and 3.32m is the maximum height.
The proposal would be readily visible from the street scene, but would not extend beyond the existing front of the property and would be set back from the boundary. Therefore, the scale and design would remain proportionate to the property. The proposal will be located near the boundary with the adjacent neighbour (50, Conway Close).
Given the scale, and siting, in addition to the existing built form, the proposal would not result in any material loss of residential amenity to 50 Conway Close. All other properties are sufficiently separated from the application dwelling.
Houghton Regis Parish Council were consulted and raised no objection. Given the number of trees on the site, the Tree Officer was consulted on the application and said contrary to what has been declared on the application form, one of the two Whitebeam trees, as shown on the existing Ground Floor Layout drawing, has now been
felled. Whilst there are no grounds to object to the application for arboricultural reasons, nevertheless the felling of this tree has now resulted in a net loss of biodiversity, and the proposal should therefore be assessed on account of this factor.
The tree was removed prior to the submission of the planning application and so cannot be assessed in this application.
This application was also subject to a public and neighbour consultation in which no representations were received.
Given the siting, design, and sale of the proposal it is not considered that the proposal would result in any material impacts on the residential amenities of neighbouring properties and would not have a detrimental impact on the character and appearance of the surrounding area. The proposal is therefore, considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide 2023.Reasons for granting:
The property is a semi-detached dwelling located on Conway Close, Houghton Regis. The proposal consists of a single storey side extension with a width of 1.62m, a depth of 2.01m and height of 2.6m at the eaves and 3.32m is the maximum height.
The proposal would be readily visible from the street scene, but would not extend beyond the existing front of the property and would be set back from the boundary. Therefore, the scale and design would remain proportionate to the property. The proposal will be located near the boundary with the adjacent neighbour (50, Conway Close).
Given the scale, and siting, in addition to the existing built form, the proposal would not result in any material loss of residential amenity to 50 Conway Close. All other properties are sufficiently separated from the application dwelling.
Houghton Regis Parish Council were consulted and raised no objection. Given the number of trees on the site, the Tree Officer was consulted on the application and said contrary to what has been declared on the application form, one of the two Whitebeam trees, as shown on the existing Ground Floor Layout drawing, has now been
felled. Whilst there are no grounds to object to the application for arboricultural reasons, nevertheless the felling of this tree has now resulted in a net loss of biodiversity, and the proposal should therefore be assessed on account of this factor.
The tree was removed prior to the submission of the planning application and so cannot be assessed in this application.
This application was also subject to a public and neighbour consultation in which no representations were received.
Given the siting, design, and sale of the proposal it is not considered that the proposal would result in any material impacts on the residential amenities of neighbouring properties and would not have a detrimental impact on the character and appearance of the surrounding area. The proposal is therefore, considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide 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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)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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)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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