| Informative Notes: | | 1
)Reasons For Granting
The property is a stepped terraced property located on Bideford Green in Linslade, Leighton Buzzard. The proposal consists of a garage conversion with a new flat crown roof and roof lanterns, the proposed bringing forward of the existing garage door, and the erection of a new front porch. The garage would remain the same width (2.6m), and flare out to 3.5m at the rear elevation. The depth of the garage would increase from 11.5m, to 13m. Additionally the current flat roof would be replaced by a pitched roof with an eaves height of 2.3m and a highest point of 3.6m. The existing garage door would be brought forward to the principal elevation, however the existing door at the rear would be retained. A new window would be added to the rear elevation, alongside the addition of five rooflights located across the proposed pitched crown roof.
The proposed garage conversion would be visible from the front and rear of the property, however the proposed new frontage would be set back from the road and would not extend beyond the principal elevation.
The proposed front porch would have a width of 2.3m, and a depth of 1m, with a pitched roof measuring 2.1m at the eaves and 3.1m at the highest point.
Additionally, the proposed front porch would also be visible to the front of the property. Although this would extend beyond the principal elevation, it would remain set back from the road and would therefore not have a material impact on the character and appearance of the streetscene.
The adjacent properties all have a locally distinctive feature of a garage located along the side elevation of the properties, so the proposed garage conversion would not look out of character and would not harm the appearance of the area. Additionally, the adjacent neighbour (476 Bideford Green) has benefited from a garage conversion and the addition of a front porch previously, so therefore the proposal would not go against the existing grain and pattern of development on the streetscene.
The proposed garage conversion would be built on the boundary adjacent to the neighbouring property (476 Bideford Green). Although the proposed pitched crown roof would add height to the proposal, the stepped nature of the properties along Bideford Green would reduce any material impacts made to neighbouring amenity. With the proposal being located along the side extension of the application dwelling, the proposal is therefore screened from the other adjacent neighbour (478 Bideford Green). Therefore due to the size, design and scale of the proposal it is not considered that there would be any material impact on the residential amenities of neighbouring properties.
The proposal would result in the loss of a parking space to the property, however the proposal does not include the creation of any new bedrooms, and it is considered that adequate parking provision has been retained on site.
Leighton-Linslade Town Council were consulted and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
As a whole, it is not considered that the proposal would result in any material impacts on the residential amenities of neighbouring properties and would not have a detrimental impact on the character and appearance of the surrounding area. The proposal is therefore in accordance with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide.Reasons For Granting
The property is a stepped terraced property located on Bideford Green in Linslade, Leighton Buzzard. The proposal consists of a garage conversion with a new flat crown roof and roof lanterns, the proposed bringing forward of the existing garage door, and the erection of a new front porch. The garage would remain the same width (2.6m), and flare out to 3.5m at the rear elevation. The depth of the garage would increase from 11.5m, to 13m. Additionally the current flat roof would be replaced by a pitched roof with an eaves height of 2.3m and a highest point of 3.6m. The existing garage door would be brought forward to the principal elevation, however the existing door at the rear would be retained. A new window would be added to the rear elevation, alongside the addition of five rooflights located across the proposed pitched crown roof.
The proposed garage conversion would be visible from the front and rear of the property, however the proposed new frontage would be set back from the road and would not extend beyond the principal elevation.
The proposed front porch would have a width of 2.3m, and a depth of 1m, with a pitched roof measuring 2.1m at the eaves and 3.1m at the highest point.
Additionally, the proposed front porch would also be visible to the front of the property. Although this would extend beyond the principal elevation, it would remain set back from the road and would therefore not have a material impact on the character and appearance of the streetscene.
The adjacent properties all have a locally distinctive feature of a garage located along the side elevation of the properties, so the proposed garage conversion would not look out of character and would not harm the appearance of the area. Additionally, the adjacent neighbour (476 Bideford Green) has benefited from a garage conversion and the addition of a front porch previously, so therefore the proposal would not go against the existing grain and pattern of development on the streetscene.
The proposed garage conversion would be built on the boundary adjacent to the neighbouring property (476 Bideford Green). Although the proposed pitched crown roof would add height to the proposal, the stepped nature of the properties along Bideford Green would reduce any material impacts made to neighbouring amenity. With the proposal being located along the side extension of the application dwelling, the proposal is therefore screened from the other adjacent neighbour (478 Bideford Green). Therefore due to the size, design and scale of the proposal it is not considered that there would be any material impact on the residential amenities of neighbouring properties.
The proposal would result in the loss of a parking space to the property, however the proposal does not include the creation of any new bedrooms, and it is considered that adequate parking provision has been retained on site.
Leighton-Linslade Town Council were consulted and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
As a whole, it is not considered that the proposal would result in any material impacts on the residential amenities of neighbouring properties and would not have a detrimental impact on the character and appearance of the surrounding area. The proposal is therefore in accordance with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan 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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)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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)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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