| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a single storey front porch/extension and first floor side and rear extension.
The application site comprises a two-storey, detached dwellinghouse located along Northwood End Road, in Haynes. The surrounding area is residential in nature, characterised with dwellings of a varied scale and design. The proposed single storey front porch/ extension would form a modest and sympathetic addition to the dwelling that would respect its existing character and design. The proposed first floor side extension would be of an 'infill' appearance, above an existing single storey side extension. This aspect of the proposal would not be set down from the ridgeline of the existing dwelling, however, any set down could result in a convoluted appearance. Due to its modest width and scale, the proposed side extension would be deemed proportionate and would form an appropriate addition to the existing dwelling. The proposed rear extension/ dormer would not be readily visible to the public realm from Northwood End Road, as it would be screened by the existing built form of the dwelling. This aspect of the proposal has been set down from the ridgeline of the dwelling and is deemed to result in a subservient appearance. This aspect of the proposal, due to its siting and roof design respecting that of the existing dwelling's; would not result in any harmful impact on the character of the dwelling, or character and appearance of the area.
Neighbouring dwelling No. 13 Northwood End Road would be separated and/ or screened from the proposed first floor side and rear extensions and would therefore not be adversely impacted. The proposed single storey front extension would be sited adjacent to No. 13, however, on the basis of the scale and design of this aspect of the proposal and its separation, it would not result in any adverse impact on occupants of No. 13.
The proposals would be significantly separated from neighbouring dwellings Nos. 10, 12 and 14 Howard Close by some 30 metres (approx.) and would as such not result in any detrimental overbearing impact or loss of light to occupants of these neighbouring dwellings. Moreover, the proposed windows of the rear extension would not be considered to provide any greater view when compared to that of the fenestration on the existing rear elevation and as such, would not give rise to any overlooking concerns to these neighbouring dwellings.
The proposed single storey front extension, on the basis of its scale and design and its separation, would not result in any adverse impact on occupants of No. 9 Northwood End Road. This neighbouring dwelling would be separated from the proposed first floor side and rear extension by approximately 11 metres. Due to this separation and the modest design of these aspects of the proposal; no detrimental overbearing impact or loss of light would be deemed to arise to occupants of this neighbouring dwelling. A first floor window is proposed adjacent to No. 9, however, this would be obscure-glazed and would not give rise to any overlooking impact. A condition will be included to ensure its implementation.
The proposals would increase the number of bedrooms within the existing dwellinghouse. 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, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD, Section 12 of the NPPF and the Haynes Neighbourhood Plan.Reasons for Granting:
The proposal seeks planning permission for a single storey front porch/extension and first floor side and rear extension.
The application site comprises a two-storey, detached dwellinghouse located along Northwood End Road, in Haynes. The surrounding area is residential in nature, characterised with dwellings of a varied scale and design. The proposed single storey front porch/ extension would form a modest and sympathetic addition to the dwelling that would respect its existing character and design. The proposed first floor side extension would be of an 'infill' appearance, above an existing single storey side extension. This aspect of the proposal would not be set down from the ridgeline of the existing dwelling, however, any set down could result in a convoluted appearance. Due to its modest width and scale, the proposed side extension would be deemed proportionate and would form an appropriate addition to the existing dwelling. The proposed rear extension/ dormer would not be readily visible to the public realm from Northwood End Road, as it would be screened by the existing built form of the dwelling. This aspect of the proposal has been set down from the ridgeline of the dwelling and is deemed to result in a subservient appearance. This aspect of the proposal, due to its siting and roof design respecting that of the existing dwelling's; would not result in any harmful impact on the character of the dwelling, or character and appearance of the area.
Neighbouring dwelling No. 13 Northwood End Road would be separated and/ or screened from the proposed first floor side and rear extensions and would therefore not be adversely impacted. The proposed single storey front extension would be sited adjacent to No. 13, however, on the basis of the scale and design of this aspect of the proposal and its separation, it would not result in any adverse impact on occupants of No. 13.
The proposals would be significantly separated from neighbouring dwellings Nos. 10, 12 and 14 Howard Close by some 30 metres (approx.) and would as such not result in any detrimental overbearing impact or loss of light to occupants of these neighbouring dwellings. Moreover, the proposed windows of the rear extension would not be considered to provide any greater view when compared to that of the fenestration on the existing rear elevation and as such, would not give rise to any overlooking concerns to these neighbouring dwellings.
The proposed single storey front extension, on the basis of its scale and design and its separation, would not result in any adverse impact on occupants of No. 9 Northwood End Road. This neighbouring dwelling would be separated from the proposed first floor side and rear extension by approximately 11 metres. Due to this separation and the modest design of these aspects of the proposal; no detrimental overbearing impact or loss of light would be deemed to arise to occupants of this neighbouring dwelling. A first floor window is proposed adjacent to No. 9, however, this would be obscure-glazed and would not give rise to any overlooking impact. A condition will be included to ensure its implementation.
The proposals would increase the number of bedrooms within the existing dwellinghouse. 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, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD, Section 12 of the NPPF and the Haynes Neighbourhood Plan. |
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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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