| Informative Notes: | | 1
)Reasons for granting
The application site is 30 St Leonards Close, Leighton Buzzard. The host dwelling is a semi-detached bungalow and is surrounded by dwellings similar in design.
The proposed development would include a loft conversion with rear facing dormer window, alterations to fenestration, rooflights and part raising of the roof.
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 dormer to the rear roofslope would be set off the ridgeline and would appear subservient to the main dwelling. Moreover, the rear dormer would not be readily visible to the street scene. As such, the rear dormer would not be considered to result in harm to the character and appearance of the area. To facilitate the loft conversion with the proposed rear facing dormer window, the proposal would see a part increase of the roof height. This aspect of the proposal would be modest in scale and would be in line with the existing maximum roof height of the host dwelling. As such, it is considered that the part roof height increase would not be considered to cause harm to the character and appearance of the host dwelling or surrounding area.
In terms of impact on neighbouring amenity, the proposed rear dormer would be sited some 2.5 metres from the shared side boundary with No. 28 St Leonards Close. However, due to the scale of development it is not considered to cause any significant impact on the amenity of No. 28. Whilst the rear dormer would add an additional window it is not considered that it would result in a detrimental loss of privacy to neighbouring dwelling No. 28. In terms of the part raising of the roof element of the proposal, No. 28 Leonards Close would be screened from this aspect of the proposal by existing built form of the host dwelling. It is therefore not considered that this aspect of the proposal would result in any material impact on the residential amenities of No. 28. Neighbouring dwellings 10, 12 and 14 Chiltern Gardens would be sited to the rear of the application site and would be sufficiently separated by some 20.6 metres from the shared rear boundary and there would be a further separation of some 33.2 metres from the rear built form of these neighbours. 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 numbers: 10, 12 and 14 Chiltern 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.
The proposal would create 2 additional bedrooms taking the dwellinghouse from a 2 bedroom to 4 bedroom dwelling. As per the Parking Standards for New Developments the number of parking spaces increases from 2 to 3. The site appears to have sufficient spaces for two vehicles to park within the driveway; however, due to the limited parking spaces within the curtilage of the dwellinghouse it would not be possible to provide an additional parking space. As such, it would not be justified in this instance to refuse the application based on the lack of adequate parking provisions given the insufficient parking spaces available at the site.
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 30 St Leonards Close, Leighton Buzzard. The host dwelling is a semi-detached bungalow and is surrounded by dwellings similar in design.
The proposed development would include a loft conversion with rear facing dormer window, alterations to fenestration, rooflights and part raising of the roof.
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 dormer to the rear roofslope would be set off the ridgeline and would appear subservient to the main dwelling. Moreover, the rear dormer would not be readily visible to the street scene. As such, the rear dormer would not be considered to result in harm to the character and appearance of the area. To facilitate the loft conversion with the proposed rear facing dormer window, the proposal would see a part increase of the roof height. This aspect of the proposal would be modest in scale and would be in line with the existing maximum roof height of the host dwelling. As such, it is considered that the part roof height increase would not be considered to cause harm to the character and appearance of the host dwelling or surrounding area.
In terms of impact on neighbouring amenity, the proposed rear dormer would be sited some 2.5 metres from the shared side boundary with No. 28 St Leonards Close. However, due to the scale of development it is not considered to cause any significant impact on the amenity of No. 28. Whilst the rear dormer would add an additional window it is not considered that it would result in a detrimental loss of privacy to neighbouring dwelling No. 28. In terms of the part raising of the roof element of the proposal, No. 28 Leonards Close would be screened from this aspect of the proposal by existing built form of the host dwelling. It is therefore not considered that this aspect of the proposal would result in any material impact on the residential amenities of No. 28. Neighbouring dwellings 10, 12 and 14 Chiltern Gardens would be sited to the rear of the application site and would be sufficiently separated by some 20.6 metres from the shared rear boundary and there would be a further separation of some 33.2 metres from the rear built form of these neighbours. 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 numbers: 10, 12 and 14 Chiltern 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.
The proposal would create 2 additional bedrooms taking the dwellinghouse from a 2 bedroom to 4 bedroom dwelling. As per the Parking Standards for New Developments the number of parking spaces increases from 2 to 3. The site appears to have sufficient spaces for two vehicles to park within the driveway; however, due to the limited parking spaces within the curtilage of the dwellinghouse it would not be possible to provide an additional parking space. As such, it would not be justified in this instance to refuse the application based on the lack of adequate parking provisions given the insufficient parking spaces available at the site.
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. |
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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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)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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