| Informative Notes: | | 1
)The application site comprises of a mid-terrace property in Houghton Regis. 197 Tithe Farm Road is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The application seeks planning permission for the erection of a first floor rear extension.
The proposed extension would be sited to the rear of the dwellinghouse and would not be readily visible to the streetscene. The extension would be erected above the existing single storey rear extension and would measure approximately 3 metres in depth and 4 metres in width.
The proposal is considered appropriate in scale and design having regard to siting and location. The proposal is of a sympathetic design which is proportionate to the original dwelling and harmonises with its existing built form. The proposal would be constructed of materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The application site shares a boundary with No.199 to the east. The proposed first floor extension would be sited approximately 2.8 metres away from the shared boundary line with No.199 and no windows would be inserted in the eastern side elevation facing this property. As such, it is not considered that this neighbour would be adversely impacted by way of loss of light, overbearing impact, overlooking or loss of privacy.
The proposed extension would be sited ajdacent to the shared boundary line with No.195 Tithe Farm Road. The proposal would pass the horizontal line in relation to the 45 degree guidance since the three first floor windows that would be impacted each serve non-habitable rooms; a hallway, a WC and a bathroom. On the ground floor, No.195 has a wooden door which is sited adjacent to the boundary line and is not glazed. Adjacent to this door is a window.It is considered that the proposal may partially fail the vertical line in relation to this neighbouring window. However, whilst the proposal would result in some material loss of light, it would not warrant a reason for refusal.
The application site shares a rear boundary line with No.201 Tithe Farm Road. The proposed extension would be sited approximately 9.50 metres from the shared boundary line and does not share a direct back-to-back relationship with this property. As such, it is not considered that any potential views into this neighbouring garden would not give rise to an unacceptable loss of privacy or any mutual overlooking concerns.
The application site would increase from a three to a four bedroom dwelling. In accordance with the Parking Standards for New Developments SPD, three off-street parking spaces are required. Where a third parking space is required, the first two parking spaces must be provided. Drawing number 197-TR/A-002 demonstrates the provision of two off-street parking spaces. It is acknowledged that the property currently benefits from a grassed front garden and the parking spaces indicated on this plan are not existing. Therefore, an informative note to the applicant has been appended to this decision advising that due to the existing front garden arrangement, two off-street parking spaces should be provided in accordance with drawing number 197-TR/A-002.
Houghton Regis Town Council and Natural England were consulted on this application and no comments were received.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Parking Standards for New Developments SPD and Chapter 11 of the Central Bedfordshire Design Guide.The application site comprises of a mid-terrace property in Houghton Regis. 197 Tithe Farm Road is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The application seeks planning permission for the erection of a first floor rear extension.
The proposed extension would be sited to the rear of the dwellinghouse and would not be readily visible to the streetscene. The extension would be erected above the existing single storey rear extension and would measure approximately 3 metres in depth and 4 metres in width.
The proposal is considered appropriate in scale and design having regard to siting and location. The proposal is of a sympathetic design which is proportionate to the original dwelling and harmonises with its existing built form. The proposal would be constructed of materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The application site shares a boundary with No.199 to the east. The proposed first floor extension would be sited approximately 2.8 metres away from the shared boundary line with No.199 and no windows would be inserted in the eastern side elevation facing this property. As such, it is not considered that this neighbour would be adversely impacted by way of loss of light, overbearing impact, overlooking or loss of privacy.
The proposed extension would be sited ajdacent to the shared boundary line with No.195 Tithe Farm Road. The proposal would pass the horizontal line in relation to the 45 degree guidance since the three first floor windows that would be impacted each serve non-habitable rooms; a hallway, a WC and a bathroom. On the ground floor, No.195 has a wooden door which is sited adjacent to the boundary line and is not glazed. Adjacent to this door is a window.It is considered that the proposal may partially fail the vertical line in relation to this neighbouring window. However, whilst the proposal would result in some material loss of light, it would not warrant a reason for refusal.
The application site shares a rear boundary line with No.201 Tithe Farm Road. The proposed extension would be sited approximately 9.50 metres from the shared boundary line and does not share a direct back-to-back relationship with this property. As such, it is not considered that any potential views into this neighbouring garden would not give rise to an unacceptable loss of privacy or any mutual overlooking concerns.
The application site would increase from a three to a four bedroom dwelling. In accordance with the Parking Standards for New Developments SPD, three off-street parking spaces are required. Where a third parking space is required, the first two parking spaces must be provided. Drawing number 197-TR/A-002 demonstrates the provision of two off-street parking spaces. It is acknowledged that the property currently benefits from a grassed front garden and the parking spaces indicated on this plan are not existing. Therefore, an informative note to the applicant has been appended to this decision advising that due to the existing front garden arrangement, two off-street parking spaces should be provided in accordance with drawing number 197-TR/A-002.
Houghton Regis Town Council and Natural England were consulted on this application and no comments were received.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Parking Standards for New Developments SPD and Chapter 11 of the Central Bedfordshire Design Guide. |
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)Due to the existing front garden arrangement at the application site, the applicant is advised that two off-street parking spaces should be provided in accordance with drawing number 197-TR/A-002.Due to the existing front garden arrangement at the application site, the applicant is advised that two off-street parking spaces should be provided in accordance with drawing number 197-TR/A-002. |
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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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)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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)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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