| Informative Notes: | | 1
)Reasons For Granting
The property is a semi-detached dwelling located on St. Albans Close in Flitwick. The proposal consists of single storey side and rear extensions and a garage conversion into a Family Room and Plant Room.
The single storey side extension would infill the current gap and act as a connection between the main dwellinghouse and the garage. This proposed side extension will measure 1m in width, 5.6m in depth and would have a pitched roof with an eaves height of 2.5m and a highest point of 4.3m to match the existing pitched roof of the garage. Two additional doors are proposed on the front and rear elevation. The proposal would be visible from the streetscene but would be set back from the principal elevation.
St. Albans Close has a mixed pattern of development across the streetscene, so therefore the proposed infill would not go against the existing grain and pattern of development.
Due to the modest size of proposed extension, it is not considered to have any material impact on the character and appearance of the surrounding streetscene.
The proposed rear extension will be single storey with a width of 2m, a depth of 5.1m and a pitched roof with an eaves height of 2.5m and a highest point of 3.3m. Two additional rooflights are proposed to be set into the roofslope on the rear elevation. The proposal would be located at the rear of the property and would not be visible from the streetscene, therefore it is not considered to have any material impact of the character and appearance of the area.
The proposed garage conversion will not increase in size or add built form to the site, however the current garage door will be replaced by a window on the front elevation, and an additional rooflight is proposed to be set in the front roofslope. These fenestration changes are considered sympathetic additions to existing built form, and would not have a detrimental impact on the streetscene.
The proposed side extension and garage conversion would be built to the boundary of the detached neighbouring property (15 St. Albans Close), however the separation distance between the two properties is significant and it is not considered that this proposal would give rise to any overlooking or privacy concerns for this neighbour. Additionally, the proposed rear extension will bring the dwellinghouse in line with the rear elevation of the other neighbouring property (12 St. Albans Close), therefore no detrimental impacts on residential amenities are expected to occur.
All other properties are sufficiently separated from the application site.
The garage conversion would remove a parking space from the property, and two parking spaces have been shown to be achievable for the existing three bedroom property. The Highways Officer was consulted on this application and raised no objection to the conversion of the garage, but did request conditions to be placed on any permission issued: Restricting the external areas to parking only and requiring hard surfacing to all parking areas. Although the space in front of the house is unlikely to be workable and does not meet Design Guidance, as there are no on-street parking restrictions, it is unlikely that harm is caused to highway safety by the loss of a parking space in the garage. Therefore, it is considered unnecessary to impose the recommended conditions in this instance.
Flitwick Parish Council were consulted and raised no objection, additionally Ecology were also consulted and raised no objection, but noted the legal responsibility to check for bats. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal 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 considered to be in conformity with the Policy HQ1 of the Central Bedfordshire Local Plan 2023, the Central Bedfordshire Design Guide 2023.Reasons For Granting
The property is a semi-detached dwelling located on St. Albans Close in Flitwick. The proposal consists of single storey side and rear extensions and a garage conversion into a Family Room and Plant Room.
The single storey side extension would infill the current gap and act as a connection between the main dwellinghouse and the garage. This proposed side extension will measure 1m in width, 5.6m in depth and would have a pitched roof with an eaves height of 2.5m and a highest point of 4.3m to match the existing pitched roof of the garage. Two additional doors are proposed on the front and rear elevation. The proposal would be visible from the streetscene but would be set back from the principal elevation.
St. Albans Close has a mixed pattern of development across the streetscene, so therefore the proposed infill would not go against the existing grain and pattern of development.
Due to the modest size of proposed extension, it is not considered to have any material impact on the character and appearance of the surrounding streetscene.
The proposed rear extension will be single storey with a width of 2m, a depth of 5.1m and a pitched roof with an eaves height of 2.5m and a highest point of 3.3m. Two additional rooflights are proposed to be set into the roofslope on the rear elevation. The proposal would be located at the rear of the property and would not be visible from the streetscene, therefore it is not considered to have any material impact of the character and appearance of the area.
The proposed garage conversion will not increase in size or add built form to the site, however the current garage door will be replaced by a window on the front elevation, and an additional rooflight is proposed to be set in the front roofslope. These fenestration changes are considered sympathetic additions to existing built form, and would not have a detrimental impact on the streetscene.
The proposed side extension and garage conversion would be built to the boundary of the detached neighbouring property (15 St. Albans Close), however the separation distance between the two properties is significant and it is not considered that this proposal would give rise to any overlooking or privacy concerns for this neighbour. Additionally, the proposed rear extension will bring the dwellinghouse in line with the rear elevation of the other neighbouring property (12 St. Albans Close), therefore no detrimental impacts on residential amenities are expected to occur.
All other properties are sufficiently separated from the application site.
The garage conversion would remove a parking space from the property, and two parking spaces have been shown to be achievable for the existing three bedroom property. The Highways Officer was consulted on this application and raised no objection to the conversion of the garage, but did request conditions to be placed on any permission issued: Restricting the external areas to parking only and requiring hard surfacing to all parking areas. Although the space in front of the house is unlikely to be workable and does not meet Design Guidance, as there are no on-street parking restrictions, it is unlikely that harm is caused to highway safety by the loss of a parking space in the garage. Therefore, it is considered unnecessary to impose the recommended conditions in this instance.
Flitwick Parish Council were consulted and raised no objection, additionally Ecology were also consulted and raised no objection, but noted the legal responsibility to check for bats. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal 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 considered to be in conformity with the Policy HQ1 of the Central Bedfordshire Local Plan 2023, the Central Bedfordshire Design Guide 2023. |
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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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