| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for the construction of a front elevation porch and the demolition of a dilapidated garage & outbuilding and construction of an annexe.
The surrounding area is mostly residential in nature, characterised with dwellings of a varied design and scale. Some garage buildings/ outbuildings are present within the surroundings of the application site. The dwellinghouse at the application site fronts Silsoe Road, however, benefits from an access to the side of the dwelling from Russell Crescent. The proposed front porch would be sited fronting Silsoe Road, and due to its modest scale, design and nature, this aspect of the proposal would not result in any adverse impact on the character and appearance of the area. The proposed annexe would be sited to the side of the dwelling, and would share its access, parking, and private amenity space with the host dwellinghouse. On this basis, and due to its close siting, the proposal would be considered to demonstrate a clear functional link with the dwelling at the application site. The proposed annexe would be readily visible to the public realm, specifically when viewed from Russell Crescent. The proposal would replace some existing outbuildings at the site, in a similar footprint. As such, an outbuilding in this siting would not appear at odds with its surroundings. The proposed annexe would be considered to form a proportionate and appropriate addition to the application site and would therefore not be considered to result in any detrimental impact on the character and appearance of the area.
The proposed front porch, due to its small scale, modest design and separation from neighbouring dwellings; would not result in any detrimental impact on the residential amenity of any neighbouring dwelling.
The proposed annexe would be sited adjacent to the shared boundary with neighbouring dwelling No. 10 Russell Crescent, separated by approximately 0.1 metres at one corner. The proposal would be sited within a similar footprint to that of the existing built form and would have a total height of 4.4 metres, with an eaves height of 2.7 metres, compared to the height of the existing flat roof built form at 2.6 metres. Whilst the proposed built form would increase in its total height, the roof would be pitched away from No. 10. Moreover, this neighbouring dwelling is sited at a higher ground level compared to the application site and the proposal would be separated from any windows of this neighbouring dwelling by approximately some 3.4 metres. As such, the proposed annexe would not be deemed to give rise to any detrimental overbearing impact or loss of light to No. 10. In addition to this, no windows are proposed which would give rise to any mutual loss of privacy between the proposed annexe and this neighbouring dwelling.
All other neighbouring dwellings are sufficiently separated or screened from the proposal and would therefore not be detrimentally impacted.
The Highways Officer was consulted on this application and noted that sufficient parking has been demonstrated on the plans provided. However, concern was raised as regards the manouverability and workability of the parking spaces and suggested a swept path diagram was provided. Whilst a swept path diagram could demonstrate the workability of parking at the site, it is considered that due to the nature of the proposal and the size of the area retained for parking; the parking at the site would be acceptable.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection and no comments were received in the form of public representations.
From the Officer's site visit, it was noted that boundary treatment (a timber fence) has been erected along the boundary of the application site, adjacent to Silsoe Road and Russell Crescent. The plans indicate this area to be retained as a 2.2m high hedge and do not indicate any timber fencing. This boundary treatment could require Planning Permission, however, as this has not been included within the description or on any plans; this aspect of the proposal has not been assessed or approved under this application. A separate application should be sought as regards these works.
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 the construction of a front elevation porch and the demolition of a dilapidated garage & outbuilding and construction of an annexe.
The surrounding area is mostly residential in nature, characterised with dwellings of a varied design and scale. Some garage buildings/ outbuildings are present within the surroundings of the application site. The dwellinghouse at the application site fronts Silsoe Road, however, benefits from an access to the side of the dwelling from Russell Crescent. The proposed front porch would be sited fronting Silsoe Road, and due to its modest scale, design and nature, this aspect of the proposal would not result in any adverse impact on the character and appearance of the area. The proposed annexe would be sited to the side of the dwelling, and would share its access, parking, and private amenity space with the host dwellinghouse. On this basis, and due to its close siting, the proposal would be considered to demonstrate a clear functional link with the dwelling at the application site. The proposed annexe would be readily visible to the public realm, specifically when viewed from Russell Crescent. The proposal would replace some existing outbuildings at the site, in a similar footprint. As such, an outbuilding in this siting would not appear at odds with its surroundings. The proposed annexe would be considered to form a proportionate and appropriate addition to the application site and would therefore not be considered to result in any detrimental impact on the character and appearance of the area.
The proposed front porch, due to its small scale, modest design and separation from neighbouring dwellings; would not result in any detrimental impact on the residential amenity of any neighbouring dwelling.
The proposed annexe would be sited adjacent to the shared boundary with neighbouring dwelling No. 10 Russell Crescent, separated by approximately 0.1 metres at one corner. The proposal would be sited within a similar footprint to that of the existing built form and would have a total height of 4.4 metres, with an eaves height of 2.7 metres, compared to the height of the existing flat roof built form at 2.6 metres. Whilst the proposed built form would increase in its total height, the roof would be pitched away from No. 10. Moreover, this neighbouring dwelling is sited at a higher ground level compared to the application site and the proposal would be separated from any windows of this neighbouring dwelling by approximately some 3.4 metres. As such, the proposed annexe would not be deemed to give rise to any detrimental overbearing impact or loss of light to No. 10. In addition to this, no windows are proposed which would give rise to any mutual loss of privacy between the proposed annexe and this neighbouring dwelling.
All other neighbouring dwellings are sufficiently separated or screened from the proposal and would therefore not be detrimentally impacted.
The Highways Officer was consulted on this application and noted that sufficient parking has been demonstrated on the plans provided. However, concern was raised as regards the manouverability and workability of the parking spaces and suggested a swept path diagram was provided. Whilst a swept path diagram could demonstrate the workability of parking at the site, it is considered that due to the nature of the proposal and the size of the area retained for parking; the parking at the site would be acceptable.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection and no comments were received in the form of public representations.
From the Officer's site visit, it was noted that boundary treatment (a timber fence) has been erected along the boundary of the application site, adjacent to Silsoe Road and Russell Crescent. The plans indicate this area to be retained as a 2.2m high hedge and do not indicate any timber fencing. This boundary treatment could require Planning Permission, however, as this has not been included within the description or on any plans; this aspect of the proposal has not been assessed or approved under this application. A separate application should be sought as regards these works.
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. |
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)A timber fence has been erected along the boundary of the application site. The plans indicate this area to be retained as a 2.2m high hedge and do not indicate any timber fencing. The timber fence, as erected, has not been assessed or approved under this application. These works could require Planning Permission, as to where a separate application should be sought.A timber fence has been erected along the boundary of the application site. The plans indicate this area to be retained as a 2.2m high hedge and do not indicate any timber fencing. The timber fence, as erected, has not been assessed or approved under this application. These works could require Planning Permission, as to where a separate application should be sought. |
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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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)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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