| Informative Notes: | | 1
)Reasons for granting:
The application site is located in a residential area and is a semi-detached two storey dwelling which has been previously extended. Due to the siting of the dwelling facing the Ridgeway but also adjoining Oak Crescent the extension will be partially visible from the streetscene, however it will be located to the rear and set back from the road, and subservient to the main dwelling therefore its impact will be minimal. The dwellings along The Ridgeway are of the same style and appearance constructed of brick and hanging tiles, with dwellings along Oak Crescent being painted render. The proposed anthracite (grey) hardiplank boards (cement fibre cladding) at first floor on the front and side (south) elevations will have a more contemporary appearance but is not considered visually unacceptable in this residential context.
The proposed single storey extension due to its small scale and siting (in regard to both proximity to boundary and relationship with neighbouring dwellings), would not result in a harmful overbearing impact or material loss of light given the orientation and relationships involved. It would sit on the boundary with No 36 The Ridgeway to the south which is at a slightly lower ground level, be marginally taller and 1.28m deeper than the existing extension (approx 4.28m deep in total beyond the rear of No 36). Due to its siting and positioning of windows, the replacement rear extension would not give rise to mutual overlooking concerns. It would be blank sided and can be conditioned to remain as such. The proposed extension would be sufficiently offset from all other surrounding properties.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
The plans show that the central area of the rear garden will be lowered by approx 0.6m to create a patio area. Although the Town Council have commented that sufficient drainage should be provided, the site is in Flood Zone 1 and not at high risk of surface water flooding. Permeable surfacing is to be used in line with plan 1114.02B, and surface water drainage arrangements for the extension would be dealt with under separate legislation.
Neighbouring properties have been consulted on the application and no comments have been received. Potton Town Council and the Rights of Way Officer were consulted and have raised no objection.
Therefore, it is considered that the proposal would be in accordance with Policy HO-5 of the Potton Neighbourhood Plan, Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2023).Reasons for granting:
The application site is located in a residential area and is a semi-detached two storey dwelling which has been previously extended. Due to the siting of the dwelling facing the Ridgeway but also adjoining Oak Crescent the extension will be partially visible from the streetscene, however it will be located to the rear and set back from the road, and subservient to the main dwelling therefore its impact will be minimal. The dwellings along The Ridgeway are of the same style and appearance constructed of brick and hanging tiles, with dwellings along Oak Crescent being painted render. The proposed anthracite (grey) hardiplank boards (cement fibre cladding) at first floor on the front and side (south) elevations will have a more contemporary appearance but is not considered visually unacceptable in this residential context.
The proposed single storey extension due to its small scale and siting (in regard to both proximity to boundary and relationship with neighbouring dwellings), would not result in a harmful overbearing impact or material loss of light given the orientation and relationships involved. It would sit on the boundary with No 36 The Ridgeway to the south which is at a slightly lower ground level, be marginally taller and 1.28m deeper than the existing extension (approx 4.28m deep in total beyond the rear of No 36). Due to its siting and positioning of windows, the replacement rear extension would not give rise to mutual overlooking concerns. It would be blank sided and can be conditioned to remain as such. The proposed extension would be sufficiently offset from all other surrounding properties.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
The plans show that the central area of the rear garden will be lowered by approx 0.6m to create a patio area. Although the Town Council have commented that sufficient drainage should be provided, the site is in Flood Zone 1 and not at high risk of surface water flooding. Permeable surfacing is to be used in line with plan 1114.02B, and surface water drainage arrangements for the extension would be dealt with under separate legislation.
Neighbouring properties have been consulted on the application and no comments have been received. Potton Town Council and the Rights of Way Officer were consulted and have raised no objection.
Therefore, it is considered that the proposal would be in accordance with Policy HO-5 of the Potton Neighbourhood Plan, Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (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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)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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