| Informative Notes: | | 1
)Reasons for granting:
The application site is located on the southern side of Bigglewade Road and is a detached bungalow constructed of white painted render and tiled roof. The ridge height of the dwelling including the attached garage will be raised by approx 0.5m to create a first floor with front and rear dormers and the existing two chimneys removed. The dwelling is seen principally from the street between the one and a half storey dwelling No 32 to the west and the bungalow No 34a to the east whose gable end faces the street. It is considered that raising the ridge and increasing the pitch of the roof would alter the appearance of this house in the context of it's immediate neighbours and in the wider context, however, the distinction would be modest, and not so significant to cause harm to the appearance of the house or the street scene. There are a number of properties within the streetscene that have had the benefit of a range of styles and sizes of dormers to the front and rear. Whilst the front pitched and rear flat roofed dormers will only be set down marginally, contrary to adopted design policy which seeks to sit them well below the ridgeline, they would be well set in from the sides of the roof to read as being subservient and are considered visually acceptable given the residential context. The existing conservatory will be removed and replaced with a single storey flat roofed rear extension. Whilst the approx 2.9m high flat roof will be slightly taller than the eaves of the main dwelling which is considered visually awkward, as this would be at ground floor only and located to the rear, it will not be seen within the streetscene and as such considered visually acceptable in this instance.
No 32 Biggleswade Road is blank sided. No 34a has ground floor windows on its side serving a bathroom and a door and window serving a kitchen/dining room. The modest increase in height and bulk to the roof and insertion of rooflights would not result in any undue loss of light or overbearing impact to adjoining dwellings given the distances and relationships involved. The single storey rear extension would be well offset from No 32 which would be unaffected. The proposed rear extension would project out 3.5m alongside the kitchen/dining room window at No 34a (also served by French doors on the rear) and given the offset and that it will be single storey it is not considered it will result in any undue loss of light or overbearing impact. A new ground floor ensuite window is proposed on the side (east) elevation facing No 34a which appears could be inserted under permitted development and will be sufficiently screened by the existing close boarded fence on the shared boundary. There will be some potential for an increase in overlooking with the introduction of first floor rear dormers for the bungalow No 34b to the rear which is already surrounded by existing residential development. However the dormers will be at least 18m away from the side elevation of that property which has ground floor kitchen windows (also served by a window on the front) and a utility window and given the distances and relationships involved it is not considered it will result in an undue loss of privacy. The proposed development would be sufficiently offset from all other surrounding properties.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. Northill Parish Council and the Archeology Officer was consulted and have raised no objection.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2023).Reasons for granting:
The application site is located on the southern side of Bigglewade Road and is a detached bungalow constructed of white painted render and tiled roof. The ridge height of the dwelling including the attached garage will be raised by approx 0.5m to create a first floor with front and rear dormers and the existing two chimneys removed. The dwelling is seen principally from the street between the one and a half storey dwelling No 32 to the west and the bungalow No 34a to the east whose gable end faces the street. It is considered that raising the ridge and increasing the pitch of the roof would alter the appearance of this house in the context of it's immediate neighbours and in the wider context, however, the distinction would be modest, and not so significant to cause harm to the appearance of the house or the street scene. There are a number of properties within the streetscene that have had the benefit of a range of styles and sizes of dormers to the front and rear. Whilst the front pitched and rear flat roofed dormers will only be set down marginally, contrary to adopted design policy which seeks to sit them well below the ridgeline, they would be well set in from the sides of the roof to read as being subservient and are considered visually acceptable given the residential context. The existing conservatory will be removed and replaced with a single storey flat roofed rear extension. Whilst the approx 2.9m high flat roof will be slightly taller than the eaves of the main dwelling which is considered visually awkward, as this would be at ground floor only and located to the rear, it will not be seen within the streetscene and as such considered visually acceptable in this instance.
No 32 Biggleswade Road is blank sided. No 34a has ground floor windows on its side serving a bathroom and a door and window serving a kitchen/dining room. The modest increase in height and bulk to the roof and insertion of rooflights would not result in any undue loss of light or overbearing impact to adjoining dwellings given the distances and relationships involved. The single storey rear extension would be well offset from No 32 which would be unaffected. The proposed rear extension would project out 3.5m alongside the kitchen/dining room window at No 34a (also served by French doors on the rear) and given the offset and that it will be single storey it is not considered it will result in any undue loss of light or overbearing impact. A new ground floor ensuite window is proposed on the side (east) elevation facing No 34a which appears could be inserted under permitted development and will be sufficiently screened by the existing close boarded fence on the shared boundary. There will be some potential for an increase in overlooking with the introduction of first floor rear dormers for the bungalow No 34b to the rear which is already surrounded by existing residential development. However the dormers will be at least 18m away from the side elevation of that property which has ground floor kitchen windows (also served by a window on the front) and a utility window and given the distances and relationships involved it is not considered it will result in an undue loss of privacy. The proposed development would be sufficiently offset from all other surrounding properties.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. Northill Parish Council and the Archeology Officer was consulted and have raised no objection.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (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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)
Notes to Applicant;
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
Notes to Applicant;
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 |
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