| Informative Notes: | | 1
)Reasons for granting:
The application site is a two-storey, semi-detached dwellinghouse in Westoning. The application seeks planning permission for the erection of a two-storey side extension, part garage conversion and the erection of a pitched roof over an existing front porch.
The proposal would extend approximately 2.56 metres from the eastern side elevation of the property and would have a depth of approximately 7.71 metres. In accordance with Section 11.23 of the Central Bedfordshire Design Guide, the proposal would be set down from the main ridge and set back from the front elevation, achieving the required level of subservience.
Section 11.23 of the Design Guide states that a minimum of 1 metre should be maintained from the common boundary. Whilst the proposal would be sited appoximately 0.89 metres from the common boundary with No.5 Sanderson Road (under the minimum requirement), it is not considered that the proposal would give rise to a terracing effect which would have a detrimental impact on the character and appearance of the area.
The proposed part garage conversion would comprise of internal works and would therefore not have a material impact on the character and appearance of the area. Similarly, it is not considered that the proposed pitched roof over the existing front porch would have a detrimental impact upon the streetscene.
The proposed developments will be constructed of materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The application site shares a boundary with No.1 Sanderson Road to the west and No.5 Sanderson Road to the east. The proposal, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), would not result in an unacceptable loss of light, overshadowing or overbearing impact.
There would be no first-floor windows inserted in the eastern side elevation of the proposal facing No.3 Sanderson Road. As a result of the proposed garage conversion, there would be alterations to the existing ground floor windows and their siting; one window would serve a study/bedroom and the other a W/C. It is considered that the proposed windows would be screened by the existing boundary treatment on site and therefore the proposal would give rise to an unacceptable loss of privacy or overlooking concerns.
The dwellinghouse would increase from three to a five bedrooms (when including the ground floor study/bedroom) and would require four off-road parking spaces. Where a property requires four parking spaces, the first two must be provided. In accordance with the Parking Standards for New Developments SPD, three parking spaces have been demonstrated on the proposed block plan on drawing number 24.035-P1 which meets the minimum requirements.
Westoning Parish Council were consulted on this application and raised no objection. The Archaeology Team had no comment to make in relation to this application.
The application was subject to public consultation and no representations were received.
In conclusion, 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, the Parking Standards for New Developments SPD and Chapter 11 of the Central Bedfordshire Design Guide.Reasons for granting:
The application site is a two-storey, semi-detached dwellinghouse in Westoning. The application seeks planning permission for the erection of a two-storey side extension, part garage conversion and the erection of a pitched roof over an existing front porch.
The proposal would extend approximately 2.56 metres from the eastern side elevation of the property and would have a depth of approximately 7.71 metres. In accordance with Section 11.23 of the Central Bedfordshire Design Guide, the proposal would be set down from the main ridge and set back from the front elevation, achieving the required level of subservience.
Section 11.23 of the Design Guide states that a minimum of 1 metre should be maintained from the common boundary. Whilst the proposal would be sited appoximately 0.89 metres from the common boundary with No.5 Sanderson Road (under the minimum requirement), it is not considered that the proposal would give rise to a terracing effect which would have a detrimental impact on the character and appearance of the area.
The proposed part garage conversion would comprise of internal works and would therefore not have a material impact on the character and appearance of the area. Similarly, it is not considered that the proposed pitched roof over the existing front porch would have a detrimental impact upon the streetscene.
The proposed developments will be constructed of materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The application site shares a boundary with No.1 Sanderson Road to the west and No.5 Sanderson Road to the east. The proposal, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), would not result in an unacceptable loss of light, overshadowing or overbearing impact.
There would be no first-floor windows inserted in the eastern side elevation of the proposal facing No.3 Sanderson Road. As a result of the proposed garage conversion, there would be alterations to the existing ground floor windows and their siting; one window would serve a study/bedroom and the other a W/C. It is considered that the proposed windows would be screened by the existing boundary treatment on site and therefore the proposal would give rise to an unacceptable loss of privacy or overlooking concerns.
The dwellinghouse would increase from three to a five bedrooms (when including the ground floor study/bedroom) and would require four off-road parking spaces. Where a property requires four parking spaces, the first two must be provided. In accordance with the Parking Standards for New Developments SPD, three parking spaces have been demonstrated on the proposed block plan on drawing number 24.035-P1 which meets the minimum requirements.
Westoning Parish Council were consulted on this application and raised no objection. The Archaeology Team had no comment to make in relation to this application.
The application was subject to public consultation and no representations were received.
In conclusion, 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, the Parking Standards for New Developments SPD and Chapter 11 of the Central Bedfordshire Design Guide. |
| 2
)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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