| Informative Notes: | | 1
)Reasons for granting:
The property is a detached dwelling located on Heath Road, Leighton Buzzard. The proposal is for a first floor extension over existing front porch and single storey rear extension with alterations to fenestration to both front side and rear elevations. The first floor extension would have a depth of approximately 1.5m, a width of approximately 2.8m. The single storey rear extension would have a depth of approximately 3.9m, a width of approximately 5.43m and an eaves height of approximately 2.54m and an overall height of approximately 3.66m.
The proposed first floor extension is set to the front of the property so will be visible to the streetscene however it will not extend beyond the existing front of the property and will be set back from the highway boundary. There is an existing range of front extensions in the local area and due to this it is considered the first floor extension will be in keeping with the local area and the scale and design would remain proportionate to the property. The first floor extension will be rendered and this a design feature of a modern dwelling. The render is not considered harmful to the streetscene or surrounding area and will compliment the design of the property. The single storey extension to the rear would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. Overall, the proposed development is not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
The changes to the fenestration to the front first floor extension would be visible to the streetscene but would be proportionate in scale and would replace two smaller existing windows that are present. The garage door on the ground floor front elevation would be changed to become a new bay window which would be symmetrical to what is existing on the opposite side of the front elevation of the dwelling. This would compliment the design of the dwelling and make the windows symmetrical on the ground floor front elevation. The side fenestration and rear fenestration would both not be visible to the streetscene and be proportionate in scale. The rear fenestration would replace existing windows that are present. Overall, the fenestration changes are not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the single storey rear extension would be close to the side boundary of No.255 Heath Road. Given the orientation of the dwellings, scale of proposal, existing boundary treatment and existing built form on the neighbouring property there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. The single storey rear extension is set off the side boundary to the south of No.251 Heath Road. There is existing built form on this application site that is close to this property. Due to the separation distance to this neighbouring property it is not considered that this extension would lead to a loss of light. The rear extension would also include an extension to the existing rear balcony causing this balcony to extend approximately 3.88m at the rear of the property. Due to the increase of the size of the balcony the original scheme was considered to lead to a loss of privacy to No.251 Heath Road. Therefore, a privacy screen has been added to the proposal made of obscured glass which creates a visual barrier between those on the balcony and No.251 Heath Road so would now not lead to a loss of privacy that would warrant refusal of the application. The rear extension is considered proportionate to the property and would not have an overbearing impact on this neighbouring property. All neighbours for the first floor extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal.
In terms of the changes to fenestration, given the sitting and positioning of the windows to the rear elevation there would be no material impact on the residential amenities of any neighbouring properties. The enlarged landing window would replace two smaller landing windows on the first floor front elevation facing towards the highway. This property is set back from the highway and due to the seperation distance and existing windows this change of fenestration would not have any material impact on the residential amenities of any neighbouring properties. There is a new proposed window that is obscure glazed on the side elevation to the north of the property. This would face the side elevation of No.255 Heath Road and would serve a non habitable room. Due to there being no fenestration on this side elevation of No.255 Heath Road and the window being obscured glazed it would not result in additional overlooking and a loss of privacy for this neighbouring property.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Parish Council were consulted and they raised no objection subject to the Planning Officer being satisfied that the proposed first floor balcony would not lead to a level of overlooking which would compromise the privacy of the adjoining residential properties. As covered in the above assessment due to changes to the scheme the first floor balcony would not lead to a loss of privacy that would warrant a refusal due to the privacy screen being added.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide 2023.Reasons for granting:
The property is a detached dwelling located on Heath Road, Leighton Buzzard. The proposal is for a first floor extension over existing front porch and single storey rear extension with alterations to fenestration to both front side and rear elevations. The first floor extension would have a depth of approximately 1.5m, a width of approximately 2.8m. The single storey rear extension would have a depth of approximately 3.9m, a width of approximately 5.43m and an eaves height of approximately 2.54m and an overall height of approximately 3.66m.
The proposed first floor extension is set to the front of the property so will be visible to the streetscene however it will not extend beyond the existing front of the property and will be set back from the highway boundary. There is an existing range of front extensions in the local area and due to this it is considered the first floor extension will be in keeping with the local area and the scale and design would remain proportionate to the property. The first floor extension will be rendered and this a design feature of a modern dwelling. The render is not considered harmful to the streetscene or surrounding area and will compliment the design of the property. The single storey extension to the rear would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. Overall, the proposed development is not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
The changes to the fenestration to the front first floor extension would be visible to the streetscene but would be proportionate in scale and would replace two smaller existing windows that are present. The garage door on the ground floor front elevation would be changed to become a new bay window which would be symmetrical to what is existing on the opposite side of the front elevation of the dwelling. This would compliment the design of the dwelling and make the windows symmetrical on the ground floor front elevation. The side fenestration and rear fenestration would both not be visible to the streetscene and be proportionate in scale. The rear fenestration would replace existing windows that are present. Overall, the fenestration changes are not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the single storey rear extension would be close to the side boundary of No.255 Heath Road. Given the orientation of the dwellings, scale of proposal, existing boundary treatment and existing built form on the neighbouring property there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. The single storey rear extension is set off the side boundary to the south of No.251 Heath Road. There is existing built form on this application site that is close to this property. Due to the separation distance to this neighbouring property it is not considered that this extension would lead to a loss of light. The rear extension would also include an extension to the existing rear balcony causing this balcony to extend approximately 3.88m at the rear of the property. Due to the increase of the size of the balcony the original scheme was considered to lead to a loss of privacy to No.251 Heath Road. Therefore, a privacy screen has been added to the proposal made of obscured glass which creates a visual barrier between those on the balcony and No.251 Heath Road so would now not lead to a loss of privacy that would warrant refusal of the application. The rear extension is considered proportionate to the property and would not have an overbearing impact on this neighbouring property. All neighbours for the first floor extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal.
In terms of the changes to fenestration, given the sitting and positioning of the windows to the rear elevation there would be no material impact on the residential amenities of any neighbouring properties. The enlarged landing window would replace two smaller landing windows on the first floor front elevation facing towards the highway. This property is set back from the highway and due to the seperation distance and existing windows this change of fenestration would not have any material impact on the residential amenities of any neighbouring properties. There is a new proposed window that is obscure glazed on the side elevation to the north of the property. This would face the side elevation of No.255 Heath Road and would serve a non habitable room. Due to there being no fenestration on this side elevation of No.255 Heath Road and the window being obscured glazed it would not result in additional overlooking and a loss of privacy for this neighbouring property.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Parish Council were consulted and they raised no objection subject to the Planning Officer being satisfied that the proposed first floor balcony would not lead to a level of overlooking which would compromise the privacy of the adjoining residential properties. As covered in the above assessment due to changes to the scheme the first floor balcony would not lead to a loss of privacy that would warrant a refusal due to the privacy screen being added.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide 2023. |
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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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