| Informative Notes: | | 1
)Reasons for granting
Planning permission is sought for a loft extension and a rear dormer. The application is a resubmission of planning application CB/23/03005/FULL which was refused due to its harmful impact on the street scene and that it would result in unacceptable overlooking to neighbouring properties. Views of the application site would be visible from Moreteyne Road and Deacon Mews. The proposed dormer would be set off the ridge line and would appear subservient to the main dwelling. There are examples of flat roof rear dormers within the street scene of Deacon Mews, most notably at No.3, and as such the proposed dormer would not appear out of character. The proposed roof extension would introduce a gable element to main ridge line of the dwelling, however examples of gable roof typologies can be found within Deacon Mews and as such it is not considered that the proposed roof extension would appear out of character. The proposed rooflights, due to their small scale are not considered to have an adverse impact on the street scene.
The proposal would not include any side windows and as such it is considered that there would be no unacceptable overlooking to neighbouring property No.50 Moreteyne Road. The proposed rear dormer would be sited some 12 metres away from the rear boundary of 11 Parrish Close, 19 metres away from the rear built form of this property and would be sited some 22.7 metres away from the rear first floor windows. As such due to the 22.7 meters separation distance from the rear first floor windows, the proposal would conform to the recommended 21 metres back to back window distance from the Central Bedfordshire Guide. The proposal would result in overlooking into this property's private amenity space, however, it is considered that this overlooking would be similar to the existing views achievable from existing first floor rear windows. As such, the proposal is not considered to create any additional overlooking concerns. The proposed dormer and roof extension, due to its design and scale is not no considered to have an overbearing impact or loss of light to No.3 Deacon Mews.
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
Planning permission is sought for a loft extension and a rear dormer. The application is a resubmission of planning application CB/23/03005/FULL which was refused due to its harmful impact on the street scene and that it would result in unacceptable overlooking to neighbouring properties. Views of the application site would be visible from Moreteyne Road and Deacon Mews. The proposed dormer would be set off the ridge line and would appear subservient to the main dwelling. There are examples of flat roof rear dormers within the street scene of Deacon Mews, most notably at No.3, and as such the proposed dormer would not appear out of character. The proposed roof extension would introduce a gable element to main ridge line of the dwelling, however examples of gable roof typologies can be found within Deacon Mews and as such it is not considered that the proposed roof extension would appear out of character. The proposed rooflights, due to their small scale are not considered to have an adverse impact on the street scene.
The proposal would not include any side windows and as such it is considered that there would be no unacceptable overlooking to neighbouring property No.50 Moreteyne Road. The proposed rear dormer would be sited some 12 metres away from the rear boundary of 11 Parrish Close, 19 metres away from the rear built form of this property and would be sited some 22.7 metres away from the rear first floor windows. As such due to the 22.7 meters separation distance from the rear first floor windows, the proposal would conform to the recommended 21 metres back to back window distance from the Central Bedfordshire Guide. The proposal would result in overlooking into this property's private amenity space, however, it is considered that this overlooking would be similar to the existing views achievable from existing first floor rear windows. As such, the proposal is not considered to create any additional overlooking concerns. The proposed dormer and roof extension, due to its design and scale is not no considered to have an overbearing impact or loss of light to No.3 Deacon Mews.
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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