| Informative Notes: | | 1
)Reasons for granting:
The application site is located on the eastern side of Hitchin Lane Clifton and is a detached two storey dwelling constructed of brick and tiled roof which has been previously extended. The proposed two storey rear and side extension will be clearly visible in the streetscene. It will be set down from the main ridgeline and well set back from the main front elevation to be subservient. It has been amended to be offset approx 1m from the side boundary as shown on the site edged red (it would be closer if assessed with the existing fence on the ground which is at a slightly angle and so approx 0.8m at the front and 0.6m at the rear away from the boundary which is below the suggested distance in the adopted design guidance para 11.23.1). However, in either case there is sufficient visual separation with the adjacent dwelling. The plans now specify that the first floor will be off white render which does not match the existing dwelling however this is considered visually acceptable and in keeping with the streetscene. Alterations to existing conservatory include reducing the amount of glazing and change to a flat roof which is considered visually acceptable.
The proposal, due to its scale, design and siting (in terms of proximity to boundary and relationship with neighbouring properties), would not result in an unacceptable loss of light, overbearing impact and loss of privacy. The modest alterations to the single storey conservatory which is well offset from surrounding properties will not result in a harmful impact on adjoining residential amenity. As noted above, the two storey extension will be offset approx 1m from the side boundary with No 35 Hitchin Lane and project out slightly further to the rear of that dwelling, designed with lower eaves than the main dwelling and a sloping roof. Although a first floor front study window is proposed in close proximity to the first floor side window at No 35, that is a secondary bedroom window and will be at an obtuse angle. Following internal rearrangements the first floor bedroom window will extend further to the rear by approx 3.1m but will be sufficiently offset from the side elevation of No 7 Earl Close to the rear.
It is noted that the extension will adjoin the existing detached garage which will be converted to a store but due to its size this will not be counted towards existing parking on the site. However, adequate access and parking has been retained. The Highway Officer was consulted and has raised no objection.
Neighbouring properties have been consulted on the application and no comments have been received. Clifton Parish Council has no objection to the proposal.
Although the plan is annotated that the existing fence with No 35 (which on the ground is currently not on the red line boundary) will be resited this does not form part of the proposal, however, the application has been assessed in relation to the site edge red as submitted.
Therefore, it is considered that the proposal would be in accordance with 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 on the eastern side of Hitchin Lane Clifton and is a detached two storey dwelling constructed of brick and tiled roof which has been previously extended. The proposed two storey rear and side extension will be clearly visible in the streetscene. It will be set down from the main ridgeline and well set back from the main front elevation to be subservient. It has been amended to be offset approx 1m from the side boundary as shown on the site edged red (it would be closer if assessed with the existing fence on the ground which is at a slightly angle and so approx 0.8m at the front and 0.6m at the rear away from the boundary which is below the suggested distance in the adopted design guidance para 11.23.1). However, in either case there is sufficient visual separation with the adjacent dwelling. The plans now specify that the first floor will be off white render which does not match the existing dwelling however this is considered visually acceptable and in keeping with the streetscene. Alterations to existing conservatory include reducing the amount of glazing and change to a flat roof which is considered visually acceptable.
The proposal, due to its scale, design and siting (in terms of proximity to boundary and relationship with neighbouring properties), would not result in an unacceptable loss of light, overbearing impact and loss of privacy. The modest alterations to the single storey conservatory which is well offset from surrounding properties will not result in a harmful impact on adjoining residential amenity. As noted above, the two storey extension will be offset approx 1m from the side boundary with No 35 Hitchin Lane and project out slightly further to the rear of that dwelling, designed with lower eaves than the main dwelling and a sloping roof. Although a first floor front study window is proposed in close proximity to the first floor side window at No 35, that is a secondary bedroom window and will be at an obtuse angle. Following internal rearrangements the first floor bedroom window will extend further to the rear by approx 3.1m but will be sufficiently offset from the side elevation of No 7 Earl Close to the rear.
It is noted that the extension will adjoin the existing detached garage which will be converted to a store but due to its size this will not be counted towards existing parking on the site. However, adequate access and parking has been retained. The Highway Officer was consulted and has raised no objection.
Neighbouring properties have been consulted on the application and no comments have been received. Clifton Parish Council has no objection to the proposal.
Although the plan is annotated that the existing fence with No 35 (which on the ground is currently not on the red line boundary) will be resited this does not form part of the proposal, however, the application has been assessed in relation to the site edge red as submitted.
Therefore, it is considered that the proposal would be in accordance with 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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)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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)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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)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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