| Informative Notes: | | 1
)Reasons for granting:
The proposed two storey side and rear extension would be highly visible to the street scene. The Central Bedfordshire Design Guide paragraph 11.22.1 states that first floor side extensions should be 1 metre away from the common boundary to prevent a terracing effect within the street scene. The proposed extension would be sited adjacent a neighbouring garage which is not attached to any other property. Due to the relationship with the neighbouring garage away from the curtilage of the dwelling, it is not considered that any future application could be constructed without planning permission, and that is very unlikely result in a terracing effect. The Design Guide also states that first floor side extension should less than half the width of the dwellinghouse. It is considered that although the proposed development is not in complete accordance with the design guide in this regard, it is acceptable due to the specific site circumstances, and character and appearance of the area. Furthermore, various examples of side extensions can be found within the street scene of Conway Drive and the proposed extension would be set down from the main ridgeline, in accordance with the Design Guide and the precedent within the street scene and as such it is not considered to look out of character within the street scene.
The proposed front extension would form a large gable roof to the front of the dwelling. The proposed extension would appear similar to the extension at neighbouring property No.23 Conway drive and as such would not appear out of character. The proposed extension would have a similar design and appearance to the neighbouring property's extension and as such would balance the pair of semi-detached dwellings. The proposed rear extension would be sited to the rear of the property, however views of this extension would be visible from the adjacent footpath to the property. The proposed rear extension would be of a high quality design, using matching materials and would be set down from the main ridge line of the roof and as such would appear subservient to the main dwelling. As such, the proposed rear extension isn't considered to appear out of character within the area.
The proposed single storey rear extension would be sited some 0.9 metres away from the boundary of neighbouring property No.23. The proposed single storey rear extension would pass the 45 Degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide, in regard to No.23's ground floor rear elevation window. The 45 Degree Rule aims to maintain a reasonable relationship between existing building and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties. The proposed two storey rear extension would be sited some 4.7 meters away from the boundary of No.23 and due to this separation distance, it is not considered to have an adverse impact to this property. The proposed first floor windows of the rear extension would be sited some 12.9 metres away form the side wall of neighbouring property No.1 Syon Path. There are no windows to the side elevation of this property and as such it is not considered that the proposed extension would cause any harmful overlooking to this property. The proposed first floor windows to the front extension would achieve some degree of visibility to properties No.1 Windrush Close and No.9 Blenheim Link (opposite side of the road), however due to the existing relationship and distance, it is not considered to cause any unacceptable overlooking to these properties.
The proposal would be increasing the number of bedrooms from 3 to 4. The application site currently benefits from 2 off street parking spaces, with a space within the existing garage and to the front of the of the garage. The proposal would include internal works which would reduce the internal dimensions of the garage and as such would not be able to be used as a parking space. The proposed plans have indicated that the application site would benefit from 2 off street parking spaces to the front of the dwelling, with a potential third off street parking space, however it is considered that in order for this space to be utilised that the dropped kerb would need to be extended. Nevertheless, whilst the proposal would fall short of the required off street parking spaces, on street parking can be achieved to the front of the dwelling that would not result in an adverse impact to the users of the highway.
It is considered that the proposal would 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:
The proposed two storey side and rear extension would be highly visible to the street scene. The Central Bedfordshire Design Guide paragraph 11.22.1 states that first floor side extensions should be 1 metre away from the common boundary to prevent a terracing effect within the street scene. The proposed extension would be sited adjacent a neighbouring garage which is not attached to any other property. Due to the relationship with the neighbouring garage away from the curtilage of the dwelling, it is not considered that any future application could be constructed without planning permission, and that is very unlikely result in a terracing effect. The Design Guide also states that first floor side extension should less than half the width of the dwellinghouse. It is considered that although the proposed development is not in complete accordance with the design guide in this regard, it is acceptable due to the specific site circumstances, and character and appearance of the area. Furthermore, various examples of side extensions can be found within the street scene of Conway Drive and the proposed extension would be set down from the main ridgeline, in accordance with the Design Guide and the precedent within the street scene and as such it is not considered to look out of character within the street scene.
The proposed front extension would form a large gable roof to the front of the dwelling. The proposed extension would appear similar to the extension at neighbouring property No.23 Conway drive and as such would not appear out of character. The proposed extension would have a similar design and appearance to the neighbouring property's extension and as such would balance the pair of semi-detached dwellings. The proposed rear extension would be sited to the rear of the property, however views of this extension would be visible from the adjacent footpath to the property. The proposed rear extension would be of a high quality design, using matching materials and would be set down from the main ridge line of the roof and as such would appear subservient to the main dwelling. As such, the proposed rear extension isn't considered to appear out of character within the area.
The proposed single storey rear extension would be sited some 0.9 metres away from the boundary of neighbouring property No.23. The proposed single storey rear extension would pass the 45 Degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide, in regard to No.23's ground floor rear elevation window. The 45 Degree Rule aims to maintain a reasonable relationship between existing building and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties. The proposed two storey rear extension would be sited some 4.7 meters away from the boundary of No.23 and due to this separation distance, it is not considered to have an adverse impact to this property. The proposed first floor windows of the rear extension would be sited some 12.9 metres away form the side wall of neighbouring property No.1 Syon Path. There are no windows to the side elevation of this property and as such it is not considered that the proposed extension would cause any harmful overlooking to this property. The proposed first floor windows to the front extension would achieve some degree of visibility to properties No.1 Windrush Close and No.9 Blenheim Link (opposite side of the road), however due to the existing relationship and distance, it is not considered to cause any unacceptable overlooking to these properties.
The proposal would be increasing the number of bedrooms from 3 to 4. The application site currently benefits from 2 off street parking spaces, with a space within the existing garage and to the front of the of the garage. The proposal would include internal works which would reduce the internal dimensions of the garage and as such would not be able to be used as a parking space. The proposed plans have indicated that the application site would benefit from 2 off street parking spaces to the front of the dwelling, with a potential third off street parking space, however it is considered that in order for this space to be utilised that the dropped kerb would need to be extended. Nevertheless, whilst the proposal would fall short of the required off street parking spaces, on street parking can be achieved to the front of the dwelling that would not result in an adverse impact to the users of the highway.
It is considered that the proposal would 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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)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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