| Informative Notes: | | 1
)Reasons for granting
The application site is 26 Miles Avenue, Leighton Buzzard. The host dwelling is a semi-detached bungalow, occupying a corner plot and is surrounded by dwellings similar in design.
The proposed development would include a single storey side and rear extensions with pitched roof, and loft conversion with two front dormer windows.
The single storey side extension with pitched roof would be partially visible within the street scene. Given the proportionate scale and design of the side extension it is not considered it would have a material impact on the character and appearance of the dwelling and the surrounding area. The proposed single storey rear extension and pitched roof to the existing rear built form would be sited to the rear of the host dwelling and as such would not be readily visible within the street scene. This aspect of the proposal would not have a material impact on the street scene. The proposed 2 x front dormers would be visible within the street scene; however they are considered to be proportionate additions to the dwelling and are well-contained within the roofslope. On balance, due to the dormers subservience in scale and size, it would not be considered to result in harm to the character and appearance of the area. The proposed rooflight to the side elevation would be visible within the street scene. The rooflight is 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.
In terms of impact on neighbouring amenity, the existing rear built form would be replaced with a pitched roof and would be considered limited in height and scale and as such would not be considered to cause any significant detrimental impact upon adjacent dwelling No. 24 Miles Avenue. The proposed single storey side and rear extension would be screened by existing built form of the host dwelling from neighbouring property No. 24 Miles Avenue. It is therefore not considered that this aspect of the proposal would result in any material impact on the residential amenities of No. 24. The proposed single storey side extension would be sited some 1.09 metres from the shared boundary with No. 28 Miles Avenue; however due to its separation distance from the shared boundary and its single storey nature it is not considered that the side extension would have an adverse impact on this neighbour. Furthermore, due to the scale and nature of the proposed dormer to the front roofslope in that it will involve the creation of limited built form and will look out on to the public realm, the front dormers would not give rise to a loss of residential amenity with any neighbouring dwelling by way of overbearing, loss of light, or loss of privacy. Neighbouring dwellings 31, 33, 35, 37, 39, 41 and 43 Regent Street would be sited to the rear of the site and would be sufficiently separated by some 10.9 metres from the shared rear boundary. As such, due to the adequate separation distance and single storey nature of the extensions it is not considered that the proposal would have an adverse impact in regards to neighbouring amenity of the occupants at these neighbouring dwellings.
All other neighbouring dwellings are sufficiently screened or separated from the proposed for there to be no unacceptable impacts by the proposal.
The Highways Officer was consulted on the application and highlighted that the proposal would create an additional bedroom taking the dwelling from a 2 to 3 bedroom dwelling. The current parking standards state that 2/3 bedroom requires a minimum of 2 off-road parking spaces. As the driveway itself will not be changing, the parking will be seen as like-for-like. No objections were raised to the proposal from a Highways perspective.
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, Policies HQ1 T2 and T3 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 26 Miles Avenue, Leighton Buzzard. The host dwelling is a semi-detached bungalow, occupying a corner plot and is surrounded by dwellings similar in design.
The proposed development would include a single storey side and rear extensions with pitched roof, and loft conversion with two front dormer windows.
The single storey side extension with pitched roof would be partially visible within the street scene. Given the proportionate scale and design of the side extension it is not considered it would have a material impact on the character and appearance of the dwelling and the surrounding area. The proposed single storey rear extension and pitched roof to the existing rear built form would be sited to the rear of the host dwelling and as such would not be readily visible within the street scene. This aspect of the proposal would not have a material impact on the street scene. The proposed 2 x front dormers would be visible within the street scene; however they are considered to be proportionate additions to the dwelling and are well-contained within the roofslope. On balance, due to the dormers subservience in scale and size, it would not be considered to result in harm to the character and appearance of the area. The proposed rooflight to the side elevation would be visible within the street scene. The rooflight is 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.
In terms of impact on neighbouring amenity, the existing rear built form would be replaced with a pitched roof and would be considered limited in height and scale and as such would not be considered to cause any significant detrimental impact upon adjacent dwelling No. 24 Miles Avenue. The proposed single storey side and rear extension would be screened by existing built form of the host dwelling from neighbouring property No. 24 Miles Avenue. It is therefore not considered that this aspect of the proposal would result in any material impact on the residential amenities of No. 24. The proposed single storey side extension would be sited some 1.09 metres from the shared boundary with No. 28 Miles Avenue; however due to its separation distance from the shared boundary and its single storey nature it is not considered that the side extension would have an adverse impact on this neighbour. Furthermore, due to the scale and nature of the proposed dormer to the front roofslope in that it will involve the creation of limited built form and will look out on to the public realm, the front dormers would not give rise to a loss of residential amenity with any neighbouring dwelling by way of overbearing, loss of light, or loss of privacy. Neighbouring dwellings 31, 33, 35, 37, 39, 41 and 43 Regent Street would be sited to the rear of the site and would be sufficiently separated by some 10.9 metres from the shared rear boundary. As such, due to the adequate separation distance and single storey nature of the extensions it is not considered that the proposal would have an adverse impact in regards to neighbouring amenity of the occupants at these neighbouring dwellings.
All other neighbouring dwellings are sufficiently screened or separated from the proposed for there to be no unacceptable impacts by the proposal.
The Highways Officer was consulted on the application and highlighted that the proposal would create an additional bedroom taking the dwelling from a 2 to 3 bedroom dwelling. The current parking standards state that 2/3 bedroom requires a minimum of 2 off-road parking spaces. As the driveway itself will not be changing, the parking will be seen as like-for-like. No objections were raised to the proposal from a Highways perspective.
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, Policies HQ1 T2 and T3 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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)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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)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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)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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)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 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. |
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)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.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. |
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