| Informative Notes: | | 1
)The application site is located in a residential area within the settlement envelope of Arlesey. The site comprises a semi-detached two storey dwelling with existing single storey rear extension constructed from a render finish and tiled roof and its curtilage.
The proposal will be visible from the streetscene along House Lane as it will project to the front and side of the dwelling. However, the side extension will be hipped to match the profile of the existing roof and is set back into the site, therefore the impact on the character and appearance of the streetscene is considered to be minimal.
The submitted application form states that the dwelling will be finished in facing brickwork and render with concrete roof tiles and slate. It is considered necessary and relevant to attach a condition requiring these materials to match the existing property to ensure that the extension appears in keeping with the appearance of the existing dwelling.
The side extension will result in a 1 metre separation distance to the boundary with 20 House Lane and therefore will not result in a terracing impact, in accordance with advice in the CBC Design Guide (2023).
The ground and first floor side and rear extension will project some 4 metres from the original rear wall of the dwelling, to the same depth as the existing single storey rear extension. A 2.85 metre separation distance will be maintained at first floor level to the boundary with the adjoining semi-detached dwelling to the north-east (24 House Lane). Given this set back from the boundary, it is considered that the proposal will not result in such a significant loss of light or overbearing impact to the occupiers of 24 House Lane to warrant refusal of the application. No windows are proposed at first floor level facing the boundary with 24 House Lane and therefore it is considered that the proposal will not result in a loss of privacy to these occupiers.
20 House Lane is located to the south-west of the site. There will be a 4.7 metre separation distance between the side elevation of the proposed extension and the side elevation of 20 House Lane. It is considered that the extension will not result in a significant overbearing impact or loss of light to the occupiers of no. 20. A first floor bedroom window is proposed facing the boundary with 20 House Lane. There is an existing first floor secondary bedroom window on the side elevation of no. 20 House Lane facing the site. Whilst the facing secondary bedroom windows is an existing situation, given the decrease in separation distance following construction of the extension it is considered necessary and relevant to attach a condition requiring this window to be obscurely glazed and non-opening unless above 1.7 metres above floor level to prevent any undue loss of privacy between occupiers.
Neighbouring properties have been consulted on the application and no comments have been received. Arlesey Town Council have been consulted and have confirmed no objection to the application.
The dwelling will increase in size from three to four bedrooms. The CBC Parking Standards SPD (2023) states that three car parking spaces are required for a four-bedroomed dwelling. There is adequate space on the existing front drive for three cars to park, in accordance with the CBC Parking Standards SPD (2023).
The proposal is therefore considered in accordance with Policy ARL2 of the Arlesey Neighbourhood Plan, Policies HQ1 and T3 of the adopted Central Bedfordshire Local Plan (2021), the CBC Design Guide (2023), the Parking Standards for New Development SPD (2023) and Section 12 of the NPPF.The application site is located in a residential area within the settlement envelope of Arlesey. The site comprises a semi-detached two storey dwelling with existing single storey rear extension constructed from a render finish and tiled roof and its curtilage.
The proposal will be visible from the streetscene along House Lane as it will project to the front and side of the dwelling. However, the side extension will be hipped to match the profile of the existing roof and is set back into the site, therefore the impact on the character and appearance of the streetscene is considered to be minimal.
The submitted application form states that the dwelling will be finished in facing brickwork and render with concrete roof tiles and slate. It is considered necessary and relevant to attach a condition requiring these materials to match the existing property to ensure that the extension appears in keeping with the appearance of the existing dwelling.
The side extension will result in a 1 metre separation distance to the boundary with 20 House Lane and therefore will not result in a terracing impact, in accordance with advice in the CBC Design Guide (2023).
The ground and first floor side and rear extension will project some 4 metres from the original rear wall of the dwelling, to the same depth as the existing single storey rear extension. A 2.85 metre separation distance will be maintained at first floor level to the boundary with the adjoining semi-detached dwelling to the north-east (24 House Lane). Given this set back from the boundary, it is considered that the proposal will not result in such a significant loss of light or overbearing impact to the occupiers of 24 House Lane to warrant refusal of the application. No windows are proposed at first floor level facing the boundary with 24 House Lane and therefore it is considered that the proposal will not result in a loss of privacy to these occupiers.
20 House Lane is located to the south-west of the site. There will be a 4.7 metre separation distance between the side elevation of the proposed extension and the side elevation of 20 House Lane. It is considered that the extension will not result in a significant overbearing impact or loss of light to the occupiers of no. 20. A first floor bedroom window is proposed facing the boundary with 20 House Lane. There is an existing first floor secondary bedroom window on the side elevation of no. 20 House Lane facing the site. Whilst the facing secondary bedroom windows is an existing situation, given the decrease in separation distance following construction of the extension it is considered necessary and relevant to attach a condition requiring this window to be obscurely glazed and non-opening unless above 1.7 metres above floor level to prevent any undue loss of privacy between occupiers.
Neighbouring properties have been consulted on the application and no comments have been received. Arlesey Town Council have been consulted and have confirmed no objection to the application.
The dwelling will increase in size from three to four bedrooms. The CBC Parking Standards SPD (2023) states that three car parking spaces are required for a four-bedroomed dwelling. There is adequate space on the existing front drive for three cars to park, in accordance with the CBC Parking Standards SPD (2023).
The proposal is therefore considered in accordance with Policy ARL2 of the Arlesey Neighbourhood Plan, Policies HQ1 and T3 of the adopted Central Bedfordshire Local Plan (2021), the CBC Design Guide (2023), the Parking Standards for New Development SPD (2023) and Section 12 of the NPPF. |
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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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