| Informative Notes: | | 1
)Reasons For Granting,
The property is a semi-detached end plot dwelling located on Grasmere Walk in Houghton Regis. The proposal consists of front and rear extensions, as well as an extension to an existing vehicular access.
The proposed front addition would extend across the width of the main dwellinghouse, and would measure a width of 6.2m, a depth of 1.2m, and would have a pitched roof measuring 2.5m at the eaves and 3,5m at the highest point.
The proposed rear extension would replace an existing lean to structure located to the rear of the property, and would have a width of 3.9m, a depth of 3.5m and a pitched roof with an eaves height of 2.5m and a highest point of 3.5m.
Additionally, the existing vehicular access located on the north-facing elevation of the application site would be widened by 2.5m, extending it from 3.3m, to 5.7m.
The proposed front extension would be visible from the streetscene of Grasmere Walk and Sycamore Road, however the rear extension would be obscured form the streetscene by the main bulk of 1A Grasmere Walk/The Annex. The proposed front extension would be set back from the public highway, and therefore it is not considered that the proposals would have a detrimental impact on the character and appearance of the surrounding area.
Other properties within the vicinity of the application site (notably 3 Grasmere Walk) have increased the built form at the front of their properties, and therefore it is not considered that the proposal would be at odds with the existing grain and pattern of development.
The front extension would be built to the boundary with the adjacent neighbour (3 Grasmere Walk), however the rear extension would be set off the boundary with this adjacent neighbour. Due to the modest size of the proposal from the front elevation, and existing boundary treatment in the form of a boundary fence and built form on the adjacent neighbours property to the rear, it is not considered that this application would have a detrimental impact on the residential amenities of this neighbour.
The proposed rear extension would be built to the boundary with the other adjacent neighbour to the rear (1A Grasmere Walk/The Annex). However an existing lean-to currently in place on the application site would negate any material impacts on this neighbouring property.
Due to the nature of the application site as an end plot, all other properties are considered sufficiently separated from the application site for there to be any material impact.
Comments received from the Highways Officer raised concerns regarding the relationship between 1A and 1 Grasmere Walk, as well as the use of loose aggregate on the existing driveway. Notwithstanding these comments, it is noted that the proposal does not create any additional bedrooms, and therefore no additional parking spaces are required to be provided. Additionally, it is noted that the proposed front extension would also not impact the parking provision on the application site.
Further to this, the Highways Officer has raised two conditions and comments regarding the existing loose aggregate on the driveway. It is noted that the first condition provided would not meet the five tests of conditions (specifically test numbers 3 and 4) as outlined in Paragraph 55 of the NPPF, and therefore has not been included within the report. Condition 2 and comments raised by the Highways Officer have been attached to this report with consent from the agent.
Houghton Regis Town Council were consulted and raised no objection. An Ecology Officer was also consulted and similarly raised no objection.
This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal, it is not considered that the proposal would have any material impacts on the residential amenities of neighbouring properties, or any detrimental impacts on the character and appearance of the streetscene. The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and Central Bedfordshire Design Guide.Reasons For Granting,
The property is a semi-detached end plot dwelling located on Grasmere Walk in Houghton Regis. The proposal consists of front and rear extensions, as well as an extension to an existing vehicular access.
The proposed front addition would extend across the width of the main dwellinghouse, and would measure a width of 6.2m, a depth of 1.2m, and would have a pitched roof measuring 2.5m at the eaves and 3,5m at the highest point.
The proposed rear extension would replace an existing lean to structure located to the rear of the property, and would have a width of 3.9m, a depth of 3.5m and a pitched roof with an eaves height of 2.5m and a highest point of 3.5m.
Additionally, the existing vehicular access located on the north-facing elevation of the application site would be widened by 2.5m, extending it from 3.3m, to 5.7m.
The proposed front extension would be visible from the streetscene of Grasmere Walk and Sycamore Road, however the rear extension would be obscured form the streetscene by the main bulk of 1A Grasmere Walk/The Annex. The proposed front extension would be set back from the public highway, and therefore it is not considered that the proposals would have a detrimental impact on the character and appearance of the surrounding area.
Other properties within the vicinity of the application site (notably 3 Grasmere Walk) have increased the built form at the front of their properties, and therefore it is not considered that the proposal would be at odds with the existing grain and pattern of development.
The front extension would be built to the boundary with the adjacent neighbour (3 Grasmere Walk), however the rear extension would be set off the boundary with this adjacent neighbour. Due to the modest size of the proposal from the front elevation, and existing boundary treatment in the form of a boundary fence and built form on the adjacent neighbours property to the rear, it is not considered that this application would have a detrimental impact on the residential amenities of this neighbour.
The proposed rear extension would be built to the boundary with the other adjacent neighbour to the rear (1A Grasmere Walk/The Annex). However an existing lean-to currently in place on the application site would negate any material impacts on this neighbouring property.
Due to the nature of the application site as an end plot, all other properties are considered sufficiently separated from the application site for there to be any material impact.
Comments received from the Highways Officer raised concerns regarding the relationship between 1A and 1 Grasmere Walk, as well as the use of loose aggregate on the existing driveway. Notwithstanding these comments, it is noted that the proposal does not create any additional bedrooms, and therefore no additional parking spaces are required to be provided. Additionally, it is noted that the proposed front extension would also not impact the parking provision on the application site.
Further to this, the Highways Officer has raised two conditions and comments regarding the existing loose aggregate on the driveway. It is noted that the first condition provided would not meet the five tests of conditions (specifically test numbers 3 and 4) as outlined in Paragraph 55 of the NPPF, and therefore has not been included within the report. Condition 2 and comments raised by the Highways Officer have been attached to this report with consent from the agent.
Houghton Regis Town Council were consulted and raised no objection. An Ecology Officer was also consulted and similarly raised no objection.
This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal, it is not considered that the proposal would have any material impacts on the residential amenities of neighbouring properties, or any detrimental impacts on the character and appearance of the streetscene. The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and Central Bedfordshire Design Guide. |
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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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)The applicant is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to follow this link on the Council website http://www.centralbedfordshire.gov.uk/transport/request/dropped-kerb.aspx or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures
under Section 184 of the Highways Act to be implemented.
The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration.The applicant is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to follow this link on the Council website http://www.centralbedfordshire.gov.uk/transport/request/dropped-kerb.aspx or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures
under Section 184 of the Highways Act to be implemented.
The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration. |
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) The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway |
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