| Informative Notes: | | 1
)The application site comprises of a two-storey, detached dwellinghouse in Leighton Buzzard. The application seeks planning permission for the erection of a single storey side/front extension, a two-storey side extension and part garage conversion.
The proposed side/front extension would protrude approximately 2.08 metres forward of the principle elevation and would be visible to the streetscene. The proposal is of a modest, single storey design which is proportionate to the original dwelling and harmonises with its existing built form.
Part of the existing garage would be converted into habitable space. The existing garage door frontage would be removed and replaced with a new window to match the existing dwellinghouse. A rooflight window would also be inserted in the front roofslope of the part converted garage. It is not considered that the proposed external changes would have a material impact on the character and appearance of the area.
The proposed two-storey side extension would protrude 3 metres forward of the western side elevation of the dwellinghouse. The proposal would be set back from the front elevation and set down from the main ridge, achieving the required level of subservience. The proposed height and width of the extension would be proportionate to the dimensions of the host dwellinghouse and would be significantly less than the width of the main house.
The proposed developments would 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.59 Cotefield Drive to the east and No.25 Cotefield Drive to the south. No.61A Cotefield Drive is sited to the west of the application site. Due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), it is not considered that the proposal would result in an unacceptable loss of light, overbearing impact or loss of privacy to these neighbouring properties.
The first-floor rear window within the proposed two-storey side extension would face south towards No.25 Cotefield Drive. The window would serve a bathroom and therefore, in the interests of the residential amenity of current and future occupiers, it is appropriate to condition that this window be fitted with obscured glazing. Overall, due to its siting and positioning of windows, it is not considered that the proposal would give rise to any overlooking concerns.
The dwelling would increase from a four to a five-bedroom dwellinghouse and would require four off-road parking spaces. Where a property requires four parking spaces, the first two must be provided. A single garage would remain as a result of the proposed conversion. However, this would not count as a parking space. In accordance with the Parking Standards for New Developments SPD, three parking spaces have been demonstrated on the proposed block plan on drawing number DD 24/005/2 which meets the minimum requirements.
Leighton-Linslade Town Council were consulted on this application and raised no objection.
There is a mature pine tree in the rear garden that is within falling distance of the development, which is protected by TPO No.3/1963(T34). In recognition that the side extension will be displacing an existing conservatory, the Tree and Landscape Officer is satisfied that the extension would incur no damage to this tree. A condition to protect the tree against ancillary development activity has been appended to this decision.
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.The application site comprises of a two-storey, detached dwellinghouse in Leighton Buzzard. The application seeks planning permission for the erection of a single storey side/front extension, a two-storey side extension and part garage conversion.
The proposed side/front extension would protrude approximately 2.08 metres forward of the principle elevation and would be visible to the streetscene. The proposal is of a modest, single storey design which is proportionate to the original dwelling and harmonises with its existing built form.
Part of the existing garage would be converted into habitable space. The existing garage door frontage would be removed and replaced with a new window to match the existing dwellinghouse. A rooflight window would also be inserted in the front roofslope of the part converted garage. It is not considered that the proposed external changes would have a material impact on the character and appearance of the area.
The proposed two-storey side extension would protrude 3 metres forward of the western side elevation of the dwellinghouse. The proposal would be set back from the front elevation and set down from the main ridge, achieving the required level of subservience. The proposed height and width of the extension would be proportionate to the dimensions of the host dwellinghouse and would be significantly less than the width of the main house.
The proposed developments would 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.59 Cotefield Drive to the east and No.25 Cotefield Drive to the south. No.61A Cotefield Drive is sited to the west of the application site. Due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), it is not considered that the proposal would result in an unacceptable loss of light, overbearing impact or loss of privacy to these neighbouring properties.
The first-floor rear window within the proposed two-storey side extension would face south towards No.25 Cotefield Drive. The window would serve a bathroom and therefore, in the interests of the residential amenity of current and future occupiers, it is appropriate to condition that this window be fitted with obscured glazing. Overall, due to its siting and positioning of windows, it is not considered that the proposal would give rise to any overlooking concerns.
The dwelling would increase from a four to a five-bedroom dwellinghouse and would require four off-road parking spaces. Where a property requires four parking spaces, the first two must be provided. A single garage would remain as a result of the proposed conversion. However, this would not count as a parking space. In accordance with the Parking Standards for New Developments SPD, three parking spaces have been demonstrated on the proposed block plan on drawing number DD 24/005/2 which meets the minimum requirements.
Leighton-Linslade Town Council were consulted on this application and raised no objection.
There is a mature pine tree in the rear garden that is within falling distance of the development, which is protected by TPO No.3/1963(T34). In recognition that the side extension will be displacing an existing conservatory, the Tree and Landscape Officer is satisfied that the extension would incur no damage to this tree. A condition to protect the tree against ancillary development activity has been appended to this decision.
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. |
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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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