| Informative Notes: | | 1
)Reasons for granting
The application site is 28 Pilgrims Close, Harlington. The host dwelling is a two storey semi-detached property and is surrounded by dwellings of a similar design.
The proposed development would include two storey side and single storey rear extensions.
The two storey side extension includes a single storey rear extension which is wrapped around and would also include a forward front projection which is hipped and set down from the main ridge level. The proposed single storey rear extension would be sited to the rear of the dwelling and would not be visible within the street scene. There are examples within the street scene of two storey side extensions most notably No. 36 Pilgrims Close. On balance, given the scale, design and similar pattern of development within the street scene, it is not considered that the proposal would have a detrimental impact on the character and appearance of the dwelling and the surrounding area.
In terms of impact on neighbouring amenity, No. 30 Pilgrims Close would be screened from the two storey side extension with only partial views of the front projection. It is therefore considered that this aspect of the proposal would not have a material impact on the residential amenities of No. 30. The existing rear built form that facilitates the utility / shower is set to be demolished and the proposed rear extension would not protrude beyond the existing rear built form. As such neighbouring property No. 30 Pilgrims Close would be screened by existing built form. Therefore, it is not considered that this aspect of the proposal would have a material impact on the residential amenities of No. 30. Neighbouring dwellings 27 and 29 Park Leys would be sited to the rear of the site and would be sufficiently separated by some 8.9 from the shared rear boundary and there would be a further separation of some 21.6 metres from the rear built form of these neighbours. Moreover, the proposed rear windows would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
Harlington Parish Council commented on the application raising concerns that the proposed development would increase the amount of accommodation whilst decreasing the amount off street parking. The existing dwelling is a 2 bedroom and the proposal would create an additional bedroom. As per the Parking Standards for New Developments the required number of parking spaces remains as 2. Moreover, the applicant has proposed 2 parking spaces within the curtilage space of the dwelling.
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 not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policy HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting
The application site is 28 Pilgrims Close, Harlington. The host dwelling is a two storey semi-detached property and is surrounded by dwellings of a similar design.
The proposed development would include two storey side and single storey rear extensions.
The two storey side extension includes a single storey rear extension which is wrapped around and would also include a forward front projection which is hipped and set down from the main ridge level. The proposed single storey rear extension would be sited to the rear of the dwelling and would not be visible within the street scene. There are examples within the street scene of two storey side extensions most notably No. 36 Pilgrims Close. On balance, given the scale, design and similar pattern of development within the street scene, it is not considered that the proposal would have a detrimental impact on the character and appearance of the dwelling and the surrounding area.
In terms of impact on neighbouring amenity, No. 30 Pilgrims Close would be screened from the two storey side extension with only partial views of the front projection. It is therefore considered that this aspect of the proposal would not have a material impact on the residential amenities of No. 30. The existing rear built form that facilitates the utility / shower is set to be demolished and the proposed rear extension would not protrude beyond the existing rear built form. As such neighbouring property No. 30 Pilgrims Close would be screened by existing built form. Therefore, it is not considered that this aspect of the proposal would have a material impact on the residential amenities of No. 30. Neighbouring dwellings 27 and 29 Park Leys would be sited to the rear of the site and would be sufficiently separated by some 8.9 from the shared rear boundary and there would be a further separation of some 21.6 metres from the rear built form of these neighbours. Moreover, the proposed rear windows would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
Harlington Parish Council commented on the application raising concerns that the proposed development would increase the amount of accommodation whilst decreasing the amount off street parking. The existing dwelling is a 2 bedroom and the proposal would create an additional bedroom. As per the Parking Standards for New Developments the required number of parking spaces remains as 2. Moreover, the applicant has proposed 2 parking spaces within the curtilage space of the dwelling.
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 not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policy HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
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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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)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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)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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