| Description: | New front porch entrance, single storey front extension to allow garage to be brought forward, removal of existing rear first floor to be replaced with new first floor rooms with bathroom, two featured dormers on the front elevation, roof lanterns above lounge and dining room, rooflights above kitchen, complete new roof design within the envelope of the original external walls. |
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| Informative Notes: | | 1
)Reasons for Granting
The application seeks planning permission to raise the eaves and ridge line of the existing dwelling, a new porch entrance, extension to the front of the garage, and replacement first floor with pitched roof dormers to the front and rear.
The proposed porch, front dormers and associated first floor extension would be visible to the street scene of Lower Shelton Road. The street scene contains various examples of different roof ridge heights, porches, garage extensions and front dormers and as such the proposed extensions would not appear out of character. The proposed windows to the front dormers have been amended to better reflect the existing three panel windows on the existing ground floor windows and as such the proposed dormer windows would relate well to the existing design of the dwelling. The proposed front and rear dormers would be set down from the main ridge line and as such would appear subservient. The proposal would include the removal of the existing first floor gable which is set behind the existing gable pitched roof of the dwelling. This will be partly replaced by the extension of the existing front gable roof as well as the development of a lower ridge line gabled roof which would face eastwards instead of parallel with the existing gable. The existing gable roof is considered to be dilapidated. The proposed development would due to the scale, and subservient design, enhance the property and would not appear disproportionate to the host dwelling. The proposed porch, garage extension and flat roof singe storey rear extension, due to their small scale are not considered to have an adverse impact to the character of the area.
The proposed extensions to the rear would be sited some 1 metre away from the boundary of neighbouring property No.156a Lower Shelton Road. The proposed extension would mostly replace existing built form, and would not significantly increase the scale of the built form on this side elevation to an extent that would result in a greater loss of light or overbearing impact to this property; as such it is not considered that the proposal would have a significant impact on the residential amenities of this property.
The proposed garage extension would be sited immediately adjacent to neighbouring property No.154a Lower Shelton Road. The proposed extension would be sited some 2.8 metres from the front elevation window of No.145a, as such due to the limited depth and scale of the proposed extension and the separation distance from the front window of this property, it is not considered to have an adverse impact on this property's front elevation windows. The proposed gable extension and rear extensions due to their design, scale and siting, are not considered to have a greater loss of light or overbearing impact than the existing built form and as such it is not considered that the proposal would have an adverse impact on the residential amenities of this property. The proposed dormers due to their siting to the front and rear would not overlook any neighbouring property's private amenity area.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
It is considered that the proposal would be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide.Reasons for Granting
The application seeks planning permission to raise the eaves and ridge line of the existing dwelling, a new porch entrance, extension to the front of the garage, and replacement first floor with pitched roof dormers to the front and rear.
The proposed porch, front dormers and associated first floor extension would be visible to the street scene of Lower Shelton Road. The street scene contains various examples of different roof ridge heights, porches, garage extensions and front dormers and as such the proposed extensions would not appear out of character. The proposed windows to the front dormers have been amended to better reflect the existing three panel windows on the existing ground floor windows and as such the proposed dormer windows would relate well to the existing design of the dwelling. The proposed front and rear dormers would be set down from the main ridge line and as such would appear subservient. The proposal would include the removal of the existing first floor gable which is set behind the existing gable pitched roof of the dwelling. This will be partly replaced by the extension of the existing front gable roof as well as the development of a lower ridge line gabled roof which would face eastwards instead of parallel with the existing gable. The existing gable roof is considered to be dilapidated. The proposed development would due to the scale, and subservient design, enhance the property and would not appear disproportionate to the host dwelling. The proposed porch, garage extension and flat roof singe storey rear extension, due to their small scale are not considered to have an adverse impact to the character of the area.
The proposed extensions to the rear would be sited some 1 metre away from the boundary of neighbouring property No.156a Lower Shelton Road. The proposed extension would mostly replace existing built form, and would not significantly increase the scale of the built form on this side elevation to an extent that would result in a greater loss of light or overbearing impact to this property; as such it is not considered that the proposal would have a significant impact on the residential amenities of this property.
The proposed garage extension would be sited immediately adjacent to neighbouring property No.154a Lower Shelton Road. The proposed extension would be sited some 2.8 metres from the front elevation window of No.145a, as such due to the limited depth and scale of the proposed extension and the separation distance from the front window of this property, it is not considered to have an adverse impact on this property's front elevation windows. The proposed gable extension and rear extensions due to their design, scale and siting, are not considered to have a greater loss of light or overbearing impact than the existing built form and as such it is not considered that the proposal would have an adverse impact on the residential amenities of this property. The proposed dormers due to their siting to the front and rear would not overlook any neighbouring property's private amenity area.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
It is considered that the proposal would be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the 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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)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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