| Informative Notes: | | 1
)Reasons for granting:
The property is a detached dwelling located on Bossington Lane, Linslade. The proposal consists of a single storey front extension with a width of 7.94m, a depth of 9.66m, an eaves height of 2.49m and a maximum height of 3.96m. The proposal also includes a rear extension with a width of 4.09m, a depth of 5.66m and a maximum height of 4.93m.
The proposed front extension will be visible from the street scene and will extend beyond the existing front of the property. Due to the existing levels, some reprofiling if the frontage would be required to facilitate this development, no additional boundary treatment is approved. Whilst it is noted that this is a large extension several properties within the vicinity of the site (notably Elstead, Bossington Lane) have increased built form on the front of their properties. Due to this the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
The single storey rear extension would be partially visible from the street scene as it extends past the side elevation, however, the scale and design would remain proportionate to the property. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the proposed rear extension is set off the boundary with neighbouring property, Cotswold, Bossington Lane. Due to the separation distance between these two properties it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. There is fenestration proposed on the side elevation facing Cotswold, however the views would be similar to the existing views achievable from the existing fenestration on the side elevation. It is noted that the site is on an elevated position, and the levels of the site have been taking into consideration whilst making this determination. The front extension is set off the boundary with Cotswold and due to the design of the proposal would not result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. All other neighbours are considered sufficiently separated from the rear extension and front extension for there to be any material impact.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The parish council were consulted on the application and have raised no objections. Due to the proximity of the site to the canal the Canal & River Trust were consulted on this application and suggested the addition of an informative, which has been included. Highways were also consulted on this application and they said that the works would not increase the number of bedrooms but it would create a second garage at the front of the site. For the avoidance of doubt, the proposed nor the existing garage will be considered as workable parking spaces due to their internal dimensions not meeting those set out in the current parking standards. However, the driveway does still have space to provide two parking spaces on the driveway outside of these garages which is acceptable as the site would essentially be seen as like-for-like. On this basis they provided no objection but did include some informatives that have been included in this report.
The application was subject to public consultation and a representation was received supporting the application.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide 2023.Reasons for granting:
The property is a detached dwelling located on Bossington Lane, Linslade. The proposal consists of a single storey front extension with a width of 7.94m, a depth of 9.66m, an eaves height of 2.49m and a maximum height of 3.96m. The proposal also includes a rear extension with a width of 4.09m, a depth of 5.66m and a maximum height of 4.93m.
The proposed front extension will be visible from the street scene and will extend beyond the existing front of the property. Due to the existing levels, some reprofiling if the frontage would be required to facilitate this development, no additional boundary treatment is approved. Whilst it is noted that this is a large extension several properties within the vicinity of the site (notably Elstead, Bossington Lane) have increased built form on the front of their properties. Due to this the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
The single storey rear extension would be partially visible from the street scene as it extends past the side elevation, however, the scale and design would remain proportionate to the property. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the proposed rear extension is set off the boundary with neighbouring property, Cotswold, Bossington Lane. Due to the separation distance between these two properties it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. There is fenestration proposed on the side elevation facing Cotswold, however the views would be similar to the existing views achievable from the existing fenestration on the side elevation. It is noted that the site is on an elevated position, and the levels of the site have been taking into consideration whilst making this determination. The front extension is set off the boundary with Cotswold and due to the design of the proposal would not result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. All other neighbours are considered sufficiently separated from the rear extension and front extension for there to be any material impact.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The parish council were consulted on the application and have raised no objections. Due to the proximity of the site to the canal the Canal & River Trust were consulted on this application and suggested the addition of an informative, which has been included. Highways were also consulted on this application and they said that the works would not increase the number of bedrooms but it would create a second garage at the front of the site. For the avoidance of doubt, the proposed nor the existing garage will be considered as workable parking spaces due to their internal dimensions not meeting those set out in the current parking standards. However, the driveway does still have space to provide two parking spaces on the driveway outside of these garages which is acceptable as the site would essentially be seen as like-for-like. On this basis they provided no objection but did include some informatives that have been included in this report.
The application was subject to public consultation and a representation was received supporting the application.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide 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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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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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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)The applicant/developer is advised to review the Canal & River Trust's Trust "Code of Practice for Works affecting the Canal & River Trust" in order to ensure that any necessary consents are obtained and that the works comply with the code.The applicant/developer is advised to review the Canal & River Trust's Trust "Code of Practice for Works affecting the Canal & River Trust" in order to ensure that any necessary consents are obtained and that the works comply with the code. |
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)The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approvedThe applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved |
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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 highwayThe 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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