| Informative Notes: | | 1
)Reasons For Granting
The property is a semi-detached dwelling located on Lincoln Way in Harlington. The proposal consists of the conversion of an existing garage with new front porch and roof, alongside a single storey rear extension.
The existing garage is located on the principal elevation and would be converted into a home office, WC and hall. The conversion would have additional built form located to the side to create a new front porch. A new pitched roof is also proposed with an eaves height of 2.1m and a highest point measuring 3.3m. It would be readily visible within the streetscene, but would be set back from the public highway. The scale and design of the proposal would remain proportionate and would be considered a sympathetic addition to the property.
The adjacent neighbouring property (44 Lincoln Way) has previously benefited from a garage conversion into a habitable room to the front of the property, so therefore the proposed garage conversion would not have a detrimental impact to the character of the streetscene. Additionally, 40 Lincoln Way also has additional built form to the front of the property, it is therefore not considered that the proposal would be at odds with the existing grain and pattern of development across Lincoln Way.
The proposed rear extension would have a width of 7.47m, a depth of 3m and a flat roof with a height of 2.7m as well as a proposed roof lantern raising the height to 2.9m. The extension would not be visible from the streetscene. Given the scale and design, it is considered to be proportionate to the host dwelling, and would not have a material impact on the character and appearance of the area.
The rear extension would be set marginally off the boundary with 44 Lincoln Way. Given the scale and design of the proposal it is not considered that it would lead to material impact in terms of privacy and overbearing relationship. It is considered that the proposal would pass the 45 degree guidance in terms of assessing loss of light and therefore it is not considered there would be any material loss of light to the neighbouring property.
The proposal would be set off the boundary with 40 Lincoln Way, therefore it is not considered that there would be any material impact on the residential amenity of this property by way of loss of light, loss of privacy or overbearing impact.
All other neighbours are considered sufficiently separated from the application dwelling for there to be any material impact.
The existing garage in its current form would not meet the required dimensions for an off-site parking space (currently measuring 2.9m in width and 5m in depth). Therefore, the proposal is not expected to impact the current parking provision of the site or the safety of the highway.
As the proposal does not include the creation of any additional bedrooms, adequate parking provision is maintained and as such no additional parking on the application site would need to be demonstrated.
Harlington Parish Council were consulted and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal, it is not considered that it would result in any material impact on the residential amenities of neighbouring properties and would not have a material impact on the character and appearance of the surrounding area. The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide.Reasons For Granting
The property is a semi-detached dwelling located on Lincoln Way in Harlington. The proposal consists of the conversion of an existing garage with new front porch and roof, alongside a single storey rear extension.
The existing garage is located on the principal elevation and would be converted into a home office, WC and hall. The conversion would have additional built form located to the side to create a new front porch. A new pitched roof is also proposed with an eaves height of 2.1m and a highest point measuring 3.3m. It would be readily visible within the streetscene, but would be set back from the public highway. The scale and design of the proposal would remain proportionate and would be considered a sympathetic addition to the property.
The adjacent neighbouring property (44 Lincoln Way) has previously benefited from a garage conversion into a habitable room to the front of the property, so therefore the proposed garage conversion would not have a detrimental impact to the character of the streetscene. Additionally, 40 Lincoln Way also has additional built form to the front of the property, it is therefore not considered that the proposal would be at odds with the existing grain and pattern of development across Lincoln Way.
The proposed rear extension would have a width of 7.47m, a depth of 3m and a flat roof with a height of 2.7m as well as a proposed roof lantern raising the height to 2.9m. The extension would not be visible from the streetscene. Given the scale and design, it is considered to be proportionate to the host dwelling, and would not have a material impact on the character and appearance of the area.
The rear extension would be set marginally off the boundary with 44 Lincoln Way. Given the scale and design of the proposal it is not considered that it would lead to material impact in terms of privacy and overbearing relationship. It is considered that the proposal would pass the 45 degree guidance in terms of assessing loss of light and therefore it is not considered there would be any material loss of light to the neighbouring property.
The proposal would be set off the boundary with 40 Lincoln Way, therefore it is not considered that there would be any material impact on the residential amenity of this property by way of loss of light, loss of privacy or overbearing impact.
All other neighbours are considered sufficiently separated from the application dwelling for there to be any material impact.
The existing garage in its current form would not meet the required dimensions for an off-site parking space (currently measuring 2.9m in width and 5m in depth). Therefore, the proposal is not expected to impact the current parking provision of the site or the safety of the highway.
As the proposal does not include the creation of any additional bedrooms, adequate parking provision is maintained and as such no additional parking on the application site would need to be demonstrated.
Harlington Parish Council were consulted and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal, it is not considered that it would result in any material impact on the residential amenities of neighbouring properties and would not have a material impact on the character and appearance of the surrounding area. The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, 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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)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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