| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a timber framed outbuilding, as a 3-bay carport structure with an office in the loft space with associated landscaping.
The application site comprises a detached dwelling, located along Newtown in Henlow. The dwelling itself is not a Listed Building. However, on the basis of its age, siting and historical and architectural features, the dwelling is deemed a non-designated heritage asset. Paragraph 209 of the NPPF (2023) states:
"The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset."
Moreover, Policy HE3 of the Central Bedfordshire Local Plan states:
"Development proposals affecting designated and non-designated heritage assets of local importance will be granted provided they:
1. Where possible, preserve, sustain and enhance the special character, significance, appearance and/or special architectural or historic interest of the asset/s in terms of scale, form, proportion, design, materials and the retention of features in accordance with national planning policy and legislation..."
The proposed carport would not be readily visible from the public realm, due to its significant separation from the highway (Newtown) and the dense landscaping along the boundaries of the application site. The proposal would have a depth of 7 metres, a width of 9 metres and would be 1.5 storeys in its design, at a total height of 6.05 metres. The carport would benefit from an office, gym and shower room within its loft space, accessed via an external staircase sited to the southern side of the proposed structure. Whilst the proposal could be considered relatively large in its overall scale and height, the structure would appear proportionate when considering the scale of the host dwelling and the plot size. The carport would have an oak timber frame, formed with timber feather edged boarding and a slate roof to match the host dwelling. In addition to this, the dormer windows will match the finishes of the main building and will have casement windows. Based on the factors outlined above, the proposed carport would form an appropriate addition at the application site that would not be considered to result in any detrimental impact on the character and appearance of the area, or the host dwelling/ non-designated heritage asset.
The proposed carport would be appropriately separated from the shared boundaries with neighbouring dwellings to the south and east by at least some 2.5 metres (approx.), and further separated from the built form of these dwellings by approximately some 14 metres. On the basis of this separation from neighbouring dwellings, and due to the mature landscaping along the boundaries of the application site, no detrimental overbearing impact or loss of light would be deemed to arise. The dormers sited on the roofslope of the proposed carport would provide an outlook onto the application site and not towards any neighbouring dwellings. An external staircase on the southern side of the proposal is sought to provide access to the first floor. Whilst this would comprise a raised platform, it is considered that due to the small nature of this aspect of the proposal, only providing access and not constituting any balcony, and due to its relevant screening by the mature landscaping along the shared boundaries; no detrimental overlooking concerns or loss of privacy would be deemed to arise.
The proposal would benefit from sufficient parking on the existing driveway and within the proposed carport. Therefore, the proposal would be deemed acceptable as regards highways considerations.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection and no comments were received in the form of public representations.
The Council's Ecologist and Tree and Landscape Officer raised no objection to the proposal, however, raised concerns as regards the loss of trees at the application site and that any tree removals should be compensated on site with new planting. It was therefore considered that a Landscape Scheme and Maintenance Schedule was required to mitigate the impacts of the proposal and secure replacement planting, in line with the requirements of Policy EE4. The Applicant has agreed to a pre-commencement condition for a Landscape Scheme and Maintenance Schedule.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, HE3, T2 and T3 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023), the Parking Standards for New Development SPD (2023) and Sections 12 and 16 of the NPPF (2023).Reasons for Granting:
The proposal seeks planning permission for a timber framed outbuilding, as a 3-bay carport structure with an office in the loft space with associated landscaping.
The application site comprises a detached dwelling, located along Newtown in Henlow. The dwelling itself is not a Listed Building. However, on the basis of its age, siting and historical and architectural features, the dwelling is deemed a non-designated heritage asset. Paragraph 209 of the NPPF (2023) states:
"The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset."
Moreover, Policy HE3 of the Central Bedfordshire Local Plan states:
"Development proposals affecting designated and non-designated heritage assets of local importance will be granted provided they:
1. Where possible, preserve, sustain and enhance the special character, significance, appearance and/or special architectural or historic interest of the asset/s in terms of scale, form, proportion, design, materials and the retention of features in accordance with national planning policy and legislation..."
The proposed carport would not be readily visible from the public realm, due to its significant separation from the highway (Newtown) and the dense landscaping along the boundaries of the application site. The proposal would have a depth of 7 metres, a width of 9 metres and would be 1.5 storeys in its design, at a total height of 6.05 metres. The carport would benefit from an office, gym and shower room within its loft space, accessed via an external staircase sited to the southern side of the proposed structure. Whilst the proposal could be considered relatively large in its overall scale and height, the structure would appear proportionate when considering the scale of the host dwelling and the plot size. The carport would have an oak timber frame, formed with timber feather edged boarding and a slate roof to match the host dwelling. In addition to this, the dormer windows will match the finishes of the main building and will have casement windows. Based on the factors outlined above, the proposed carport would form an appropriate addition at the application site that would not be considered to result in any detrimental impact on the character and appearance of the area, or the host dwelling/ non-designated heritage asset.
The proposed carport would be appropriately separated from the shared boundaries with neighbouring dwellings to the south and east by at least some 2.5 metres (approx.), and further separated from the built form of these dwellings by approximately some 14 metres. On the basis of this separation from neighbouring dwellings, and due to the mature landscaping along the boundaries of the application site, no detrimental overbearing impact or loss of light would be deemed to arise. The dormers sited on the roofslope of the proposed carport would provide an outlook onto the application site and not towards any neighbouring dwellings. An external staircase on the southern side of the proposal is sought to provide access to the first floor. Whilst this would comprise a raised platform, it is considered that due to the small nature of this aspect of the proposal, only providing access and not constituting any balcony, and due to its relevant screening by the mature landscaping along the shared boundaries; no detrimental overlooking concerns or loss of privacy would be deemed to arise.
The proposal would benefit from sufficient parking on the existing driveway and within the proposed carport. Therefore, the proposal would be deemed acceptable as regards highways considerations.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection and no comments were received in the form of public representations.
The Council's Ecologist and Tree and Landscape Officer raised no objection to the proposal, however, raised concerns as regards the loss of trees at the application site and that any tree removals should be compensated on site with new planting. It was therefore considered that a Landscape Scheme and Maintenance Schedule was required to mitigate the impacts of the proposal and secure replacement planting, in line with the requirements of Policy EE4. The Applicant has agreed to a pre-commencement condition for a Landscape Scheme and Maintenance Schedule.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, HE3, T2 and T3 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023), the Parking Standards for New Development SPD (2023) and Sections 12 and 16 of the NPPF (2023). |
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)As some of the trees on site are being removed, the applicant is advised to avoid the bird nesting season, or if this cannot be avoided the site should be checked for nesting birds prior to any site clearance taking place.As some of the trees on site are being removed, the applicant is advised to avoid the bird nesting season, or if this cannot be avoided the site should be checked for nesting birds prior to any site clearance taking place. |
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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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