| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a single rear storey extension with a flat roof and lantern, loft conversion with gable lift on the left elevation with two window dormers to front elevation, following the demolition of an existing detached garage and rear conservatory.
The application site comprises a semi-detached bungalow, located along Bedford Road in Houghton Conquest. The site is located to the northern edge of Houghton Conquest, characterised with bungalows of a similar design within its immediate surroundings.
The proposed single storey extension would be sited to the rear of the dwelling at the application site and would not be readily visible to the public from Bedford Road. This aspect of the proposal would be considered modest in its scale and design and would form a proportionate addition to the existing dwelling. Based on these factors, the proposed rear extension would not result in any detrimental impact on the character and appearance of the area.
The proposed loft conversion and hip to gable extension, due to its nature and siting, would be visible within the streetscene. Dwellings in the immediate surroundings of the site have also benefitted from similar extensions, from a hip to a gable roof, and therefore, the proposal would not be at odds with the grain of development in the surrounding area. On this basis, this aspect of the proposal would not be considered to result in a detrimental impact on the character and appearance of the area.
The proposed front dormers would appear similar to other development within the surroundings of the site along Bedford Road. Moreover, the dormers would be well contained within the roofslope and modest in their design and scale. As such, this aspect of the proposal would also not be considered to result in any detrimental impact on the character and appearance of the area.
As regards neighbouring amenity, the proposed single storey rear extension would be sited immediately adjacent to the shared boundary with neighbouring dwelling No. 50A Bedford Road. However, due to the siting of a rear extension/ conservatory belonging to No. 50A; no detrimental loss of light or overbearing impact would be deemed to arise. Neighbouring dwelling No. 52A Bedford Road would be separated from the rear extension by approximately some 5 metres. Due to this separation and the modest scale of this aspect of the proposal, no detrimental impact on occupants of this neighbouring dwelling would be deemed to arise.
The loft conversion and hip to gable extension would be appropriately separated and mostly screened from neighbouring dwelling No. 50A Bedford Road, as to where no detrimental impact would be considered to arise. This aspect of the proposal would be sited adjacent to neighbouring dwelling No. 52A Bedford Road, separated by approximately 5 metres. Due to this separation and the nature of the works, being contained within the existing footprint of the existing dwellinghouse; this aspect of the proposal would not result in any detrimental overbearing impact or loss of light to this neighbouring dwelling.
The proposed front dormers, due to their siting and modest scale, would not give rise to any adverse overbearing impact or loss of light. Moreover, they would provide an outlook onto the public realm and would not result in any loss of privacy. In addition to this, no other fenestration alterations/ additions proposed would be considered to give rise to any loss of privacy.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposals as to where they would not be detrimentally impacted.
The proposal would not increase the number of bedrooms within the dwellinghouse and would not impact the existing parking or access arrangements. As such, adequate parking would be retained.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection and one public representation was received in support of the application, subject to confirmation/ agreement of party wall details. This is deemed a civil matter and cannot be controlled or conditioned within this application.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for a single rear storey extension with a flat roof and lantern, loft conversion with gable lift on the left elevation with two window dormers to front elevation, following the demolition of an existing detached garage and rear conservatory.
The application site comprises a semi-detached bungalow, located along Bedford Road in Houghton Conquest. The site is located to the northern edge of Houghton Conquest, characterised with bungalows of a similar design within its immediate surroundings.
The proposed single storey extension would be sited to the rear of the dwelling at the application site and would not be readily visible to the public from Bedford Road. This aspect of the proposal would be considered modest in its scale and design and would form a proportionate addition to the existing dwelling. Based on these factors, the proposed rear extension would not result in any detrimental impact on the character and appearance of the area.
The proposed loft conversion and hip to gable extension, due to its nature and siting, would be visible within the streetscene. Dwellings in the immediate surroundings of the site have also benefitted from similar extensions, from a hip to a gable roof, and therefore, the proposal would not be at odds with the grain of development in the surrounding area. On this basis, this aspect of the proposal would not be considered to result in a detrimental impact on the character and appearance of the area.
The proposed front dormers would appear similar to other development within the surroundings of the site along Bedford Road. Moreover, the dormers would be well contained within the roofslope and modest in their design and scale. As such, this aspect of the proposal would also not be considered to result in any detrimental impact on the character and appearance of the area.
As regards neighbouring amenity, the proposed single storey rear extension would be sited immediately adjacent to the shared boundary with neighbouring dwelling No. 50A Bedford Road. However, due to the siting of a rear extension/ conservatory belonging to No. 50A; no detrimental loss of light or overbearing impact would be deemed to arise. Neighbouring dwelling No. 52A Bedford Road would be separated from the rear extension by approximately some 5 metres. Due to this separation and the modest scale of this aspect of the proposal, no detrimental impact on occupants of this neighbouring dwelling would be deemed to arise.
The loft conversion and hip to gable extension would be appropriately separated and mostly screened from neighbouring dwelling No. 50A Bedford Road, as to where no detrimental impact would be considered to arise. This aspect of the proposal would be sited adjacent to neighbouring dwelling No. 52A Bedford Road, separated by approximately 5 metres. Due to this separation and the nature of the works, being contained within the existing footprint of the existing dwellinghouse; this aspect of the proposal would not result in any detrimental overbearing impact or loss of light to this neighbouring dwelling.
The proposed front dormers, due to their siting and modest scale, would not give rise to any adverse overbearing impact or loss of light. Moreover, they would provide an outlook onto the public realm and would not result in any loss of privacy. In addition to this, no other fenestration alterations/ additions proposed would be considered to give rise to any loss of privacy.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposals as to where they would not be detrimentally impacted.
The proposal would not increase the number of bedrooms within the dwellinghouse and would not impact the existing parking or access arrangements. As such, adequate parking would be retained.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection and one public representation was received in support of the application, subject to confirmation/ agreement of party wall details. This is deemed a civil matter and cannot be controlled or conditioned within this application.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF. |
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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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