| Informative Notes: | | 1
)Reasons for granting
The application site is 82A Mancroft Road, Caddington. The dwelling is a two storey detached and is surrounded by dwellings of a similar design. The site is within the Green Belt Inset Boundary. Therefore normal policies apply.
The proposed development would include a part single and two storey rear extension.
The proposal would be sited to the rear of the dwelling; however the side flank wall of the part single and two storey rear extension would be partially visible within the street scene. The two storey rear extension would be set down from the ridgeline of the existing dwelling. On balance, due to the siting of the proposal, scale and design it would not have a detrimental impact on the character and appearance of the dwelling and the surrounding area.
In terms of impact on neighbouring amenity, the two storey rear extension would encroach the boundary of No. 82 Mancroft Road, in relation to this Certificate B has been signed as part of this application. No. 82 has two windows on the side flank wall at ground floor and a door which serves the kitchen with two further windows on the side elevation at first floor level. In terms of the ground floor windows there is a 1.8 metre fence that separates the two properties. As such, given that there would already be some loss of light through existing boundary treatment it is not considered that the loss of light would be sufficient to warrant refusal of the application. The proposal would also extend beyond the two side flank wall windows at first floor level, and the proposal would fail the 45 degree guidance in regards to these windows when assessing the impact of the proposal on light to adjacent neighbouring properties. However, given that these windows serve a landing and bathroom which are non-habitable rooms it is not considered that the proposal would have a detrimental impact to these windows that serve the occupants at No. 82 Mancroft Road. There is a window to the rear at first floor level and the proposal would pass the 45 degree guidance in respect of this neighbouring property window, the en-suite window to the side flank wall is considered a non-habitable room and as such it is not considered that the proposal would result in a detrimental impact in regards to this window. Overall, due to the existing boundary treatment between the host dwelling and No. 82 in regards to the windows and door at groundfloor level and that the side flank wall windows at first floor level would serve non-habitable rooms, it is considered on balance that the proposal would not result in any adverse impact to the amenities of the occupants at No. 82.
No. 84A is set forward from the application site and there would be an adequate separation distance from the shared boundary by some 3.5 metres. Taking this into consideration, it is not considered that the proposal would result in any material impact on the residential amenities of No. 84A.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The Council's Highways Officer was consulted on the application and commented that the proposed development would increase the number of bedrooms from 3 to 4 and as the number of parking spaces increases to 4. The Highways Officer suggested that the existing driveway hardstanding is enlarged to accommodate a 3rd vehicle off-road. The agent on behalf of the applicant has submitted a parking plan showing 3 parking spaces within the curtilage of the dwellinghouse with the existing driveway being extended to provide additional off-street parking space for the 3rd vehicle. A condition has been applied to this application, ensuring the parking layout shown on drawing no. 03_PL shall be completed in strict accordance with the approved plan.
The application was subject to public consultation and one representation was received in favour of the proposal.
The proposal is therefore considered to be in accordance with, Policy HQ1 of the Central Bedfordshire Local Plan (2021), Caddington and Slip End Neighbourhood Plan (2016-2031), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. Moreover, subject to the approved parking plan being implemented, the proposal would be in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan.Reasons for granting
The application site is 82A Mancroft Road, Caddington. The dwelling is a two storey detached and is surrounded by dwellings of a similar design. The site is within the Green Belt Inset Boundary. Therefore normal policies apply.
The proposed development would include a part single and two storey rear extension.
The proposal would be sited to the rear of the dwelling; however the side flank wall of the part single and two storey rear extension would be partially visible within the street scene. The two storey rear extension would be set down from the ridgeline of the existing dwelling. On balance, due to the siting of the proposal, scale and design it would not have a detrimental impact on the character and appearance of the dwelling and the surrounding area.
In terms of impact on neighbouring amenity, the two storey rear extension would encroach the boundary of No. 82 Mancroft Road, in relation to this Certificate B has been signed as part of this application. No. 82 has two windows on the side flank wall at ground floor and a door which serves the kitchen with two further windows on the side elevation at first floor level. In terms of the ground floor windows there is a 1.8 metre fence that separates the two properties. As such, given that there would already be some loss of light through existing boundary treatment it is not considered that the loss of light would be sufficient to warrant refusal of the application. The proposal would also extend beyond the two side flank wall windows at first floor level, and the proposal would fail the 45 degree guidance in regards to these windows when assessing the impact of the proposal on light to adjacent neighbouring properties. However, given that these windows serve a landing and bathroom which are non-habitable rooms it is not considered that the proposal would have a detrimental impact to these windows that serve the occupants at No. 82 Mancroft Road. There is a window to the rear at first floor level and the proposal would pass the 45 degree guidance in respect of this neighbouring property window, the en-suite window to the side flank wall is considered a non-habitable room and as such it is not considered that the proposal would result in a detrimental impact in regards to this window. Overall, due to the existing boundary treatment between the host dwelling and No. 82 in regards to the windows and door at groundfloor level and that the side flank wall windows at first floor level would serve non-habitable rooms, it is considered on balance that the proposal would not result in any adverse impact to the amenities of the occupants at No. 82.
No. 84A is set forward from the application site and there would be an adequate separation distance from the shared boundary by some 3.5 metres. Taking this into consideration, it is not considered that the proposal would result in any material impact on the residential amenities of No. 84A.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The Council's Highways Officer was consulted on the application and commented that the proposed development would increase the number of bedrooms from 3 to 4 and as the number of parking spaces increases to 4. The Highways Officer suggested that the existing driveway hardstanding is enlarged to accommodate a 3rd vehicle off-road. The agent on behalf of the applicant has submitted a parking plan showing 3 parking spaces within the curtilage of the dwellinghouse with the existing driveway being extended to provide additional off-street parking space for the 3rd vehicle. A condition has been applied to this application, ensuring the parking layout shown on drawing no. 03_PL shall be completed in strict accordance with the approved plan.
The application was subject to public consultation and one representation was received in favour of the proposal.
The proposal is therefore considered to be in accordance with, Policy HQ1 of the Central Bedfordshire Local Plan (2021), Caddington and Slip End Neighbourhood Plan (2016-2031), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. Moreover, subject to the approved parking plan being implemented, the proposal would be in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan. |
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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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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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