| Informative Notes: | | 1
)Reasons for granting permission:
The application seeks planning permission for a wraparound single storey side and rear extension. The proposed rear extension would be shielded by the existing dwelling and would not be visible to the street scene. The proposed side extension would be visible to the street scene, however would be set back from the highway by some 12.4 metres and as such would not be considered intrusive within the street scene. The proposed extensions would be considered subservient in scale and design to the existing dwelling and would consist of matching materials to the existing dwelling.
The proposed rear extension was initially submitted to have a larger depth of 3.5 metres and would have had a detrimental impact on neighbouring property No.6 Bagshawe Way's rear kitchen window's access to light. The proposal was subsequently amended to have a depth of 3 metres in depth, with a reduced height in the form of a flat roof, which although still fails the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide, would have a reduced impact on the loss of light. Furthermore, it is considered that a similar depth could be achieve under permitted development, without the need for planning permission. As such the proposal is considered acceptable as it would have no greater impact than that which could be constructed under permitted development.
The proposed side extension would be sited some 0.3 meters away from the boundary of No.10 Bagshawe Way. The proposed side extension, due to its single storey design, limited height and depth is not considered to cause a significant loss of light or overbearing impact to this property.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide.Reasons for granting permission:
The application seeks planning permission for a wraparound single storey side and rear extension. The proposed rear extension would be shielded by the existing dwelling and would not be visible to the street scene. The proposed side extension would be visible to the street scene, however would be set back from the highway by some 12.4 metres and as such would not be considered intrusive within the street scene. The proposed extensions would be considered subservient in scale and design to the existing dwelling and would consist of matching materials to the existing dwelling.
The proposed rear extension was initially submitted to have a larger depth of 3.5 metres and would have had a detrimental impact on neighbouring property No.6 Bagshawe Way's rear kitchen window's access to light. The proposal was subsequently amended to have a depth of 3 metres in depth, with a reduced height in the form of a flat roof, which although still fails the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide, would have a reduced impact on the loss of light. Furthermore, it is considered that a similar depth could be achieve under permitted development, without the need for planning permission. As such the proposal is considered acceptable as it would have no greater impact than that which could be constructed under permitted development.
The proposed side extension would be sited some 0.3 meters away from the boundary of No.10 Bagshawe Way. The proposed side extension, due to its single storey design, limited height and depth is not considered to cause a significant loss of light or overbearing impact to this property.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide. |
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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 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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)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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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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