| Informative Notes: | | 1
)Reason for Granting
The application site, known as 32 Hitchin Lane, Clifton, seeks planning permission for a single-storey, flat-roof rear extension, removal of the existing chimney and changes to the fenestration on the dwellinghouse and outbuilding. The application site is occupied by a semi-detached bungalow benefiting from a garden outbuilding that was previously a garage. The property is brick built with a tiled, pitch roof. Hitchin Lane is comprised of dwellings that are similar in style and character.
The proposed relocation of the front door from the side elevation to the front of the property, and the accompanying canopy, would form a small scale and modest alteration to the existing dwelling and is not considered to have a detrimental impact on the character and appearance of the surrounding area. The remainder of the proposal would not be readily visible from the street scene and the materials proposed are in keeping with the existing built form. Therefore, this proposal is not considered to negatively impact the character and appearance of the area.
The proposed rear extension extends the width of the property, measuring 7.4 metres, with a depth of 2.8 metres. The proposal is single storey with a flat roof, measuring 2.9 metres at its highest point. Due to its siting, roof-height, and relationship with the neighbouring dwelling it is not considered to have an overbearing impact, a material loss of light, or a loss of outlook to any of the neighbouring dwellings.
The proposal seeks a window on the side elevation of the dwelling which faces no.30 Hitchin Lane, to ensure there is no future risk of overlooking a condition to obscurely glaze this window has been added.
The wider modifications to the fenestration, including the French doors on the rear elevation and garden room are reasonable and due to the minor scale of these works; would not be considered to result in any detrimental impact on the residential amenity of any neighbouring dwelling.
The town council were consulted on the application and have raised no objection. The application was subject to public consultation and no representations were received.
The Clifton Neighbourhood Plan is in the early stages of production and a formal draft version has not yet been published or consulted on. As such, no weight can be attributed. The proposal, as a whole, is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide 2023, and Section 12 of the NPPF.Reason for Granting
The application site, known as 32 Hitchin Lane, Clifton, seeks planning permission for a single-storey, flat-roof rear extension, removal of the existing chimney and changes to the fenestration on the dwellinghouse and outbuilding. The application site is occupied by a semi-detached bungalow benefiting from a garden outbuilding that was previously a garage. The property is brick built with a tiled, pitch roof. Hitchin Lane is comprised of dwellings that are similar in style and character.
The proposed relocation of the front door from the side elevation to the front of the property, and the accompanying canopy, would form a small scale and modest alteration to the existing dwelling and is not considered to have a detrimental impact on the character and appearance of the surrounding area. The remainder of the proposal would not be readily visible from the street scene and the materials proposed are in keeping with the existing built form. Therefore, this proposal is not considered to negatively impact the character and appearance of the area.
The proposed rear extension extends the width of the property, measuring 7.4 metres, with a depth of 2.8 metres. The proposal is single storey with a flat roof, measuring 2.9 metres at its highest point. Due to its siting, roof-height, and relationship with the neighbouring dwelling it is not considered to have an overbearing impact, a material loss of light, or a loss of outlook to any of the neighbouring dwellings.
The proposal seeks a window on the side elevation of the dwelling which faces no.30 Hitchin Lane, to ensure there is no future risk of overlooking a condition to obscurely glaze this window has been added.
The wider modifications to the fenestration, including the French doors on the rear elevation and garden room are reasonable and due to the minor scale of these works; would not be considered to result in any detrimental impact on the residential amenity of any neighbouring dwelling.
The town council were consulted on the application and have raised no objection. The application was subject to public consultation and no representations were received.
The Clifton Neighbourhood Plan is in the early stages of production and a formal draft version has not yet been published or consulted on. As such, no weight can be attributed. The proposal, as a whole, is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide 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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)The applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice.The applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. |
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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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