| Informative Notes: | | 1
)Reasons for granting permission:
The application seeks planning permission for a single storey front porch, rooflights to the front elevation roofslope, a rear flat roof dormer and a single storey rear extension. The proposed rear extension and dormer would be shielded by the existing dwelling and would not be visible to the street scene. The proposed porch would be visible to the street scene, however due to its single storey design and small scale, it would not be considered intrusive within the street scene. The proposed rooflights would be visible to the street scene, however due to their small scale, it is not considered to have an adverse impact on the character of the area. The proposed porch and rear extension 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 dormer would be set down from the main ridge line of the dwelling and the proposed materials would be of a similar appearance to the main dwelling and as such the proposed dormer would appear as a subservient addition to the main dwelling.
The proposed rear extension would fail the 45 degree rule of light in relation to the ground floor patio doors of No.15 Goldfinch Road's however this window serves a dining room/kitchen. This room has a secondary source of light in the form of a window. The proposal would pass the 45 degree rule of light in relation to the secondary source of light No.15's rear window's access to light. Furthermore, it is considered that a similar depth could be achieve under permitted development, without the need for planning permission. As such the proposed rear extension is considered acceptable as it would have no greater impact than that which could be constructed under permitted development.
The proposed rear dormer would be sited some 21.5 metres from the side elevation of neighbouring property No.14 Grebe Drive and some 25.6 meters away from the rear elevation of neighboring property No.32 Linnet Way, it is considered that due to these separation distances that the proposed rear dormer would not have a significant impact in term of overlooking. Furthermore, it is considered that a dormer could be constructed without the need for planning permission on this location that would achieve similar views to the proposed dormer. The proposed dormer, due to it's scale and positioning, is not considered to have an adverse loss of light on any neighbouring property nor would it have a significant overbearing impact.
The proposed proch and rooflights, due to their scale and positioning, are not considered to have an adverse loss of light on any neighbouring property nor would they have a significant overbearing impact.
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 single storey front porch, rooflights to the front elevation roofslope, a rear flat roof dormer and a single storey rear extension. The proposed rear extension and dormer would be shielded by the existing dwelling and would not be visible to the street scene. The proposed porch would be visible to the street scene, however due to its single storey design and small scale, it would not be considered intrusive within the street scene. The proposed rooflights would be visible to the street scene, however due to their small scale, it is not considered to have an adverse impact on the character of the area. The proposed porch and rear extension 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 dormer would be set down from the main ridge line of the dwelling and the proposed materials would be of a similar appearance to the main dwelling and as such the proposed dormer would appear as a subservient addition to the main dwelling.
The proposed rear extension would fail the 45 degree rule of light in relation to the ground floor patio doors of No.15 Goldfinch Road's however this window serves a dining room/kitchen. This room has a secondary source of light in the form of a window. The proposal would pass the 45 degree rule of light in relation to the secondary source of light No.15's rear window's access to light. Furthermore, it is considered that a similar depth could be achieve under permitted development, without the need for planning permission. As such the proposed rear extension is considered acceptable as it would have no greater impact than that which could be constructed under permitted development.
The proposed rear dormer would be sited some 21.5 metres from the side elevation of neighbouring property No.14 Grebe Drive and some 25.6 meters away from the rear elevation of neighboring property No.32 Linnet Way, it is considered that due to these separation distances that the proposed rear dormer would not have a significant impact in term of overlooking. Furthermore, it is considered that a dormer could be constructed without the need for planning permission on this location that would achieve similar views to the proposed dormer. The proposed dormer, due to it's scale and positioning, is not considered to have an adverse loss of light on any neighbouring property nor would it have a significant overbearing impact.
The proposed proch and rooflights, due to their scale and positioning, are not considered to have an adverse loss of light on any neighbouring property nor would they have a significant overbearing impact.
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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