| Informative Notes: | | 1
)Reasons for granting:
The application site is a terraced dwelling within Pantheon Drive, Houghton Regis. The proposal is for a garage conversion to a living room. There is no additional built form on site due to this proposal.
There is new fenestration being proposed on the front elevation of the existing garage that would be readily visible to the streetscene. However this is considered to be proportionate in scale and due to the small scale of the proposed works, it is not considered to have a material impact on the character and appearance of the area. There are also fenestration changes to the rear of the property with the insertion of a new door and windows. These would not be visible to the streetscene and would not have a material impact on the character and appearance of the area. Overall, the proposal 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.
In terms of neighbouring amenity, the garage conversion is adjacent to No.3 and No.9 Pantheon Drive. Given the siting, design and scale of development it is not considered the proposal would result in any loss of light, loss of privacy or overbearing impact to these neighbours. All other properties are sufficiently separated from the garage conversion to ensure no significant impact would arise from the development.
Highways were consulted and they said although the garage would be removed, the driveway allows for two vehicles in tandem meaning the garage would not be included as a parking space because this would exceed the maximum number of vehicles that can park behind each other according to the current parking standards. The works would result in a like-for-like parking layout. On this basis they provided no objection but did include some informative's that have been included in this report. The Parish Council were consulted on this application and they made no comments. Archaeology were also consulted on this application and made no comment.
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 Central Bedfordshire Design Guide 2023.Reasons for granting:
The application site is a terraced dwelling within Pantheon Drive, Houghton Regis. The proposal is for a garage conversion to a living room. There is no additional built form on site due to this proposal.
There is new fenestration being proposed on the front elevation of the existing garage that would be readily visible to the streetscene. However this is considered to be proportionate in scale and due to the small scale of the proposed works, it is not considered to have a material impact on the character and appearance of the area. There are also fenestration changes to the rear of the property with the insertion of a new door and windows. These would not be visible to the streetscene and would not have a material impact on the character and appearance of the area. Overall, the proposal 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.
In terms of neighbouring amenity, the garage conversion is adjacent to No.3 and No.9 Pantheon Drive. Given the siting, design and scale of development it is not considered the proposal would result in any loss of light, loss of privacy or overbearing impact to these neighbours. All other properties are sufficiently separated from the garage conversion to ensure no significant impact would arise from the development.
Highways were consulted and they said although the garage would be removed, the driveway allows for two vehicles in tandem meaning the garage would not be included as a parking space because this would exceed the maximum number of vehicles that can park behind each other according to the current parking standards. The works would result in a like-for-like parking layout. On this basis they provided no objection but did include some informative's that have been included in this report. The Parish Council were consulted on this application and they made no comments. Archaeology were also consulted on this application and made no comment.
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 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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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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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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)The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approvedThe applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved |
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)The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highwayThe contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway |
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