| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a single storey rear extension and garage conversion into habitable room.
The application site comprises a two-storey, semi-detached dwellinghouse located along Swan Lane, in Sandy. The proposed garage conversion would replace an existing garage door with a window and brickwork. Similar development is present within the streetscene and as such, this aspect of the proposal would not appear at odds with the grain of development in the surrounding area. The proposed single storey rear extension would not be readily visible to the public realm due to its siting to the rear of the dwellinghouse at the application site. This aspect of the proposal would have a dual-pitched roof, and would be considered to form a proportionate and sympathetic addition to the dwellinghouse. As such, the proposed extension would not be considered to result in any detrimental impact on the character and appearance of the area.
The proposed garage conversion, due to the minor scale and nature of the works, would not result in any detrimental impact on the residential amenity of any neighbouring dwelling.
The proposed rear extension would be separated from the shared boundary with neighbouring dwelling No. 15 Swan Lane by approximately 0.89 metres, and separated from the built form of No. 15 by approximately some 2 metres. This neighbouring dwelling benefits from a rear extension, of which the proposal would not exceed past. Based on these factors, the proposed extension would not result in any detrimental impact on the residential amenity of occupants of this neighbouring dwelling.
The proposed rear extension would be separated from the shared boundary with neighbouring dwelling No. 11 Swan Lane by approximately 0.85 metres. This aspect of the proposal would comply with the vertical 45 degree rule of light in relation to the windows on the rear elevation of this dwelling. Moreover, due to its modest dual-pitched roof design and separation from the boundary, the proposal would not be considered to result in any detrimental loss of light or overbearing impact on occupants of No. 11. In addition to this, no fenestration is proposed which would give rise to any loss of privacy to this neighbouring dwelling.
The proposals would result in the loss of the garage at the application site. However, the existing garage would not appear large enough to meet the standards of a parking space, as set out in the Parking Standards for New Developments SPD. Increased parking provision could be achievable to the front of the site, and therefore, based on these factors, the proposal would not be considered to result in any detrimental impact as regards highways considerations, which would warrant the refusal of this application on this basis.
Neighbouring properties and the Town Council have been consulted on this application. However, no comments/ representations were received.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for a single storey rear extension and garage conversion into habitable room.
The application site comprises a two-storey, semi-detached dwellinghouse located along Swan Lane, in Sandy. The proposed garage conversion would replace an existing garage door with a window and brickwork. Similar development is present within the streetscene and as such, this aspect of the proposal would not appear at odds with the grain of development in the surrounding area. The proposed single storey rear extension would not be readily visible to the public realm due to its siting to the rear of the dwellinghouse at the application site. This aspect of the proposal would have a dual-pitched roof, and would be considered to form a proportionate and sympathetic addition to the dwellinghouse. As such, the proposed extension would not be considered to result in any detrimental impact on the character and appearance of the area.
The proposed garage conversion, due to the minor scale and nature of the works, would not result in any detrimental impact on the residential amenity of any neighbouring dwelling.
The proposed rear extension would be separated from the shared boundary with neighbouring dwelling No. 15 Swan Lane by approximately 0.89 metres, and separated from the built form of No. 15 by approximately some 2 metres. This neighbouring dwelling benefits from a rear extension, of which the proposal would not exceed past. Based on these factors, the proposed extension would not result in any detrimental impact on the residential amenity of occupants of this neighbouring dwelling.
The proposed rear extension would be separated from the shared boundary with neighbouring dwelling No. 11 Swan Lane by approximately 0.85 metres. This aspect of the proposal would comply with the vertical 45 degree rule of light in relation to the windows on the rear elevation of this dwelling. Moreover, due to its modest dual-pitched roof design and separation from the boundary, the proposal would not be considered to result in any detrimental loss of light or overbearing impact on occupants of No. 11. In addition to this, no fenestration is proposed which would give rise to any loss of privacy to this neighbouring dwelling.
The proposals would result in the loss of the garage at the application site. However, the existing garage would not appear large enough to meet the standards of a parking space, as set out in the Parking Standards for New Developments SPD. Increased parking provision could be achievable to the front of the site, and therefore, based on these factors, the proposal would not be considered to result in any detrimental impact as regards highways considerations, which would warrant the refusal of this application on this basis.
Neighbouring properties and the Town Council have been consulted on this application. However, no comments/ representations were received.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF. |
| 2
)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. |
| 3
)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). |
| 4
)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. |
| 5
)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 |
|
|---|