| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a first floor and two storey side extension and front canopy.
The application site comprises a two-storey, semi-detached dwellinghouse located along Alexander Road, in Stotfold. The proposals would be readily visible to the public realm from Alexander Road, due to their siting to the side of the dwellinghouse. The proposed front canopy would form a modest and sympathetic addition to the dwelling and would not be deemed to result in any adverse impact on the character and appearance of the area. The proposed first floor/ two storey side extension would be set back from the principal elevation and set down from the ridgeline of the dwellinghouse, resulting in a subservient appearance. This aspect of the proposal would appear similar to development within the streetscene and would therefore not be at odds with the grain of development in the area. In addition to this, the proposed materials would be appropriate and would not result in any detrimental impact on the character and appearance of the area.
Neighbouring dwelling No. 3 Alexander Road would be mostly screened from the proposed first floor/ two storey side extension by the built form of the dwelling at the application site, and would therefore not be detrimentally impacted. Moreover, the proposed front canopy, due to its separation from No. 3 and its small scale and nature, would not result in any adverse loss of light or overbearing impact to this neighbouring dwelling.
The proposed front canopy would be separated from the shared boundary with neighbouring dwelling No. 1A Alexander Road by approximately 1 metre. Due to this separation, the modest scale and nature of this aspect of the proposal and due to there being no windows on the side elevation of No. 1A; no adverse impact on this neighbouring dwelling would be deemed to arise. The proposed first floor/ two storey side extension would be separated from the shared boundary with No. 1A by approximately 1.4 metres. This aspect of the proposal would be considered to comply with the horizontal 45 degree rule of light in relation the windows on the rear elevation of this neighbouring dwelling and would not be deemed to result in any detrimental loss of light to occupants of No. 1A. Moreover, due to the separation of the proposal from the boundary, the staggered siting between these dwellings and the siting of the proposed extension; it would not be considered to result in any detrimental overbearing impact on this neighbouring dwelling. In addition to this, no first-floor side windows are proposed and the first-floor rear window in the extension would be deemed to provide an outlook similar to that of the existing first-floor rear windows. As such, no overlooking impact would be considered to arise.
All other neighbouring dwellings are sufficiently separated or screened from the proposal and would therefore not be detrimentally impacted.
The proposals would not adversely affect the existing parking or access arrangements at the application site. Moreover, sufficient parking is considered to be achievable on the existing driveway.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no objection and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for a first floor and two storey side extension and front canopy.
The application site comprises a two-storey, semi-detached dwellinghouse located along Alexander Road, in Stotfold. The proposals would be readily visible to the public realm from Alexander Road, due to their siting to the side of the dwellinghouse. The proposed front canopy would form a modest and sympathetic addition to the dwelling and would not be deemed to result in any adverse impact on the character and appearance of the area. The proposed first floor/ two storey side extension would be set back from the principal elevation and set down from the ridgeline of the dwellinghouse, resulting in a subservient appearance. This aspect of the proposal would appear similar to development within the streetscene and would therefore not be at odds with the grain of development in the area. In addition to this, the proposed materials would be appropriate and would not result in any detrimental impact on the character and appearance of the area.
Neighbouring dwelling No. 3 Alexander Road would be mostly screened from the proposed first floor/ two storey side extension by the built form of the dwelling at the application site, and would therefore not be detrimentally impacted. Moreover, the proposed front canopy, due to its separation from No. 3 and its small scale and nature, would not result in any adverse loss of light or overbearing impact to this neighbouring dwelling.
The proposed front canopy would be separated from the shared boundary with neighbouring dwelling No. 1A Alexander Road by approximately 1 metre. Due to this separation, the modest scale and nature of this aspect of the proposal and due to there being no windows on the side elevation of No. 1A; no adverse impact on this neighbouring dwelling would be deemed to arise. The proposed first floor/ two storey side extension would be separated from the shared boundary with No. 1A by approximately 1.4 metres. This aspect of the proposal would be considered to comply with the horizontal 45 degree rule of light in relation the windows on the rear elevation of this neighbouring dwelling and would not be deemed to result in any detrimental loss of light to occupants of No. 1A. Moreover, due to the separation of the proposal from the boundary, the staggered siting between these dwellings and the siting of the proposed extension; it would not be considered to result in any detrimental overbearing impact on this neighbouring dwelling. In addition to this, no first-floor side windows are proposed and the first-floor rear window in the extension would be deemed to provide an outlook similar to that of the existing first-floor rear windows. As such, no overlooking impact would be considered to arise.
All other neighbouring dwellings are sufficiently separated or screened from the proposal and would therefore not be detrimentally impacted.
The proposals would not adversely affect the existing parking or access arrangements at the application site. Moreover, sufficient parking is considered to be achievable on the existing driveway.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no objection and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF. |
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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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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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