| Informative Notes: | | 1
)Reasons for granting
The application site is 1 Apollo Croft, Leighton Buzzard. The host dwelling is a detached dwelling, with a tiled pitched roof and is surrounded by dwellings similar in design.
The proposed development would include a loft conversion with 4 velux windows on the front elevation, and a flat roof dormer (including three windows) on the rear elevation.
The proposed rooflights to the front elevation would be visible within the street scene. The rooflights are considered to make a sympathetic addition to the dwelling. As such it is considered that this aspect of the proposal would have no material impact on the character and appearance of the area. The proposed rear dormer would be flat roof, set below the ridge of the host dwelling, with space on either side. and having regard to the siting and location of the host dwelling, the rear dormer would be partially visible to the street scene. Whilst this aspect of the proposal is large in terms of its overall bulk, a similar rear dormer could be constructed under Permitted Development without the need for planning permission from the Local Planning Authority. On balance, it is considered the rear dormer would not detrimentally harm the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed rear dormer would be sited adjacent to the shared boundary with No. 1 Bacchus Gardens. However, due to the scale of development it is not considered to cause any significant impact on the amenity of No. 1 Bacchus Gardens. Whilst the rear dormer would add additional windows it is not considered that it would result in a detrimental loss of privacy to neighbouring dwelling No. 1 Bacchus Gardens. The proposed rear dormer would be sited some 3.1 metres from the shared boundary with numbers: 26, 28, 30 and 32 Theedway. However, the rear dormer would be facing away from these neighbouring dwellings and as such due to this orientation, it is not considered that the rear dormer would have any adverse impacts on these neighbours.
To the rear of the site is No. 3 Bacchus Gardens and would be adequately separated by some 9.2 metres from the shared rear boundary and would be further separated by some 15.6 metres from the nearest built form of this neighbour. As such, due to the adequate separation distance it is not considered that the proposal would have an adverse impact in regards to neighbouring amenity of the occupants at No. 3 Bacchus Gardens.
All other neighbouring dwellings would be sufficiently separated or screened from the proposal and as such there will be no impact to these neighbours.
In terms of parking and access, Leighton-Linslade Town Council raised no objections to the proposal providing the parking standards being met. The existing dwelling is a 4 bedroom dwelling and the proposal would create additional bedrooms in the roof taking the dwelling from 4 to 6 bedrooms. The Highways Officer was consulted on the application and highlighted that a dwelling with more than 5 bedrooms requires a minimum of 4 off-road parking spaces measuring 2.5m x 5.0m each. It appears that the site cannot provide any more than the two existing driveway spaces. Apollo Croft is a private road and excess parking should not overflow into the Public Highway due to its distance from it but the applicant should continue to consider other users of the road. It is therefore considered that the proposal would not have a detrimental impact on highway safety.
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 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 1 Apollo Croft, Leighton Buzzard. The host dwelling is a detached dwelling, with a tiled pitched roof and is surrounded by dwellings similar in design.
The proposed development would include a loft conversion with 4 velux windows on the front elevation, and a flat roof dormer (including three windows) on the rear elevation.
The proposed rooflights to the front elevation would be visible within the street scene. The rooflights are considered to make a sympathetic addition to the dwelling. As such it is considered that this aspect of the proposal would have no material impact on the character and appearance of the area. The proposed rear dormer would be flat roof, set below the ridge of the host dwelling, with space on either side. and having regard to the siting and location of the host dwelling, the rear dormer would be partially visible to the street scene. Whilst this aspect of the proposal is large in terms of its overall bulk, a similar rear dormer could be constructed under Permitted Development without the need for planning permission from the Local Planning Authority. On balance, it is considered the rear dormer would not detrimentally harm the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed rear dormer would be sited adjacent to the shared boundary with No. 1 Bacchus Gardens. However, due to the scale of development it is not considered to cause any significant impact on the amenity of No. 1 Bacchus Gardens. Whilst the rear dormer would add additional windows it is not considered that it would result in a detrimental loss of privacy to neighbouring dwelling No. 1 Bacchus Gardens. The proposed rear dormer would be sited some 3.1 metres from the shared boundary with numbers: 26, 28, 30 and 32 Theedway. However, the rear dormer would be facing away from these neighbouring dwellings and as such due to this orientation, it is not considered that the rear dormer would have any adverse impacts on these neighbours.
To the rear of the site is No. 3 Bacchus Gardens and would be adequately separated by some 9.2 metres from the shared rear boundary and would be further separated by some 15.6 metres from the nearest built form of this neighbour. As such, due to the adequate separation distance it is not considered that the proposal would have an adverse impact in regards to neighbouring amenity of the occupants at No. 3 Bacchus Gardens.
All other neighbouring dwellings would be sufficiently separated or screened from the proposal and as such there will be no impact to these neighbours.
In terms of parking and access, Leighton-Linslade Town Council raised no objections to the proposal providing the parking standards being met. The existing dwelling is a 4 bedroom dwelling and the proposal would create additional bedrooms in the roof taking the dwelling from 4 to 6 bedrooms. The Highways Officer was consulted on the application and highlighted that a dwelling with more than 5 bedrooms requires a minimum of 4 off-road parking spaces measuring 2.5m x 5.0m each. It appears that the site cannot provide any more than the two existing driveway spaces. Apollo Croft is a private road and excess parking should not overflow into the Public Highway due to its distance from it but the applicant should continue to consider other users of the road. It is therefore considered that the proposal would not have a detrimental impact on highway safety.
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 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
| 2
)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. |
| 3
)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. |
| 4
)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). |
| 5
)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. |
| 6
)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 |
| 7
)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. |
|
|---|