| Informative Notes: | | 1
)Reasons For Granting
The host dwelling is a detached dwelling located on Maskin Drive in Biggleswade. The proposal consists of a garage conversion to an office and storage space. The proposal would include a window located on the side elevation facing into the garden of the application site, however the existing garage door facing the streetscene and another door located on the side elevation would be retained.
The works are mostly internal, therefore it is not considered that the proposal would have a material impact on the character and appearance of the surrounding area.
The existing garage is attached to the garage of an adjacent neighbour (39 Maskin Drive), and would be visible to the adjacent neighbours to the rear of the property (41 Maskin Drive and 2 Hunt Road). However due to no additional built form being added to the site, it is not expected for this proposal to have any material impacts to the residential amenities of these neighbouring properties.
One additional window is proposed, however this would face into the garden of the application site, and would not give rise to any overlooking concerns. Therefore the proposal, due to its siting, design and scale (in terms of proximity to the boundary, and the relationship with neighbouring properties), does not result in an unacceptable loss of light, overbearing impact or loss of privacy.
All other properties are considered sufficiently separated from the application site.
It is noted that the existing garage does not meet the dimensions required to constitute off-road parking, and would not be counted as a parking space for the property in its existing form. Therefore, it is not considered that the proposal would negatively impact the public highway or the existing off-street parking surrounding the application site.
Although no objections have been made, the following comments have been attached to ensure the safety of users of the highways:
The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved.
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway.
Biggleswade Parish 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, The Central Bedfordshire Design Guide, Policy HQ1 of the Central Bedfordshire Local Plan, and the Biggleswade Neighbourhood Plan.Reasons For Granting
The host dwelling is a detached dwelling located on Maskin Drive in Biggleswade. The proposal consists of a garage conversion to an office and storage space. The proposal would include a window located on the side elevation facing into the garden of the application site, however the existing garage door facing the streetscene and another door located on the side elevation would be retained.
The works are mostly internal, therefore it is not considered that the proposal would have a material impact on the character and appearance of the surrounding area.
The existing garage is attached to the garage of an adjacent neighbour (39 Maskin Drive), and would be visible to the adjacent neighbours to the rear of the property (41 Maskin Drive and 2 Hunt Road). However due to no additional built form being added to the site, it is not expected for this proposal to have any material impacts to the residential amenities of these neighbouring properties.
One additional window is proposed, however this would face into the garden of the application site, and would not give rise to any overlooking concerns. Therefore the proposal, due to its siting, design and scale (in terms of proximity to the boundary, and the relationship with neighbouring properties), does not result in an unacceptable loss of light, overbearing impact or loss of privacy.
All other properties are considered sufficiently separated from the application site.
It is noted that the existing garage does not meet the dimensions required to constitute off-road parking, and would not be counted as a parking space for the property in its existing form. Therefore, it is not considered that the proposal would negatively impact the public highway or the existing off-street parking surrounding the application site.
Although no objections have been made, the following comments have been attached to ensure the safety of users of the highways:
The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved.
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway.
Biggleswade Parish 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, The Central Bedfordshire Design Guide, Policy HQ1 of the Central Bedfordshire Local Plan, and the Biggleswade Neighbourhood Plan. |
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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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