| Informative Notes: | | 1
)Reasons for granting:
The application site is a detached dwelling located on Southfields, Shefford. The proposal is for a single storey side front and rear extension. The front extension would have a depth of approximately 1.3m, a width of approximately 2.4m and an overall height of approximately 3.2m. The side extension to the south elevation would have a depth of approximately 7.34m, a width of approximately 2.9m and an overall height of approximately 3m. The side elevation to the north elevation would have a depth of approximately 7.34m, a width of approximately 1.69m and an overall height of approximately 3m. The rear extension would have a depth of approximately 3.15m, a width of approximately 10.4m and an overall flat roof height of approximately 2.7m.
The front porch extension would be visible to the streetscene and would extend beyond the existing front of the property however it will remain set back from the road. There are existing front extensions along Southfields Road and as such it is considered the front extension will be in keeping with the local area and the scale and design would remain proportionate to the property. The side extension to the south elevation would be partially visible to the streetscene however it would be replacing an existing storage space which is attached to the building. Due to the existing built form on site, the extension not extending beyond the front of the property and remaining set back from the road it would not have a detrimental impact on the character and appearance of the property or the surrounding area. The side extension to the north elevation would extend beyond the side of the dwelling, however it would not extend beyond the existing front of the property and will remain set back from the road. It will be visible from the street scene, providing a wall in a location that is currently a close board fence. It is considered that, the scale and design would remain proportionate to the property. The single storey extension to the rear would not be readily visible within the street scene. Overall, despite the there being a large increase in built form on the application site, the proposal is considered appropriate in scale and design having regard to siting and location and the proposed development is not considered to have a detrimental 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 replaces an existing conservatory with a much larger footprint. The single storey rear extension would be set off the boundary from the neighbouring property No.14 Southfields. Given the scale and design of the proposed development and the existing built form on the application site 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 would be fully screened from the neighbouring properties No.24 and No.22 Southfields from a hedge between the properties and so would not result in any loss of light, loss of privacy or overbearing impact to this neighbour. The side extension to the south elevation replacing the existing garage would be fully screened from the neighbouring properties No.24 and No.22 Southfields from a hedge between the properties and so would not result in any loss of light, loss of privacy or overbearing impact to this neighbour. The side extension to the north elevation would be slightly set off the boundary with No.14 Southfields and due to the small scale of the extension and no fenestration being proposed on the side elevation this extension would not result in any loss of light, loss of privacy or overbearing impact to this neighbour. Given the nature of the front porch extension, its acceptability in terms of the 45 degree rule, it is not considered that it would result in any detrimental impact on the residential amenity of any neighbouring dwelling. All other neighbours are considered sufficiently separated from the proposal for there to be any material impact.
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 supported this application. Highways were also consulted on this application and they had no objections to the proposal. They included some informative's that have been included in this report.
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 application site is a detached dwelling located on Southfields, Shefford. The proposal is for a single storey side front and rear extension. The front extension would have a depth of approximately 1.3m, a width of approximately 2.4m and an overall height of approximately 3.2m. The side extension to the south elevation would have a depth of approximately 7.34m, a width of approximately 2.9m and an overall height of approximately 3m. The side elevation to the north elevation would have a depth of approximately 7.34m, a width of approximately 1.69m and an overall height of approximately 3m. The rear extension would have a depth of approximately 3.15m, a width of approximately 10.4m and an overall flat roof height of approximately 2.7m.
The front porch extension would be visible to the streetscene and would extend beyond the existing front of the property however it will remain set back from the road. There are existing front extensions along Southfields Road and as such it is considered the front extension will be in keeping with the local area and the scale and design would remain proportionate to the property. The side extension to the south elevation would be partially visible to the streetscene however it would be replacing an existing storage space which is attached to the building. Due to the existing built form on site, the extension not extending beyond the front of the property and remaining set back from the road it would not have a detrimental impact on the character and appearance of the property or the surrounding area. The side extension to the north elevation would extend beyond the side of the dwelling, however it would not extend beyond the existing front of the property and will remain set back from the road. It will be visible from the street scene, providing a wall in a location that is currently a close board fence. It is considered that, the scale and design would remain proportionate to the property. The single storey extension to the rear would not be readily visible within the street scene. Overall, despite the there being a large increase in built form on the application site, the proposal is considered appropriate in scale and design having regard to siting and location and the proposed development is not considered to have a detrimental 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 replaces an existing conservatory with a much larger footprint. The single storey rear extension would be set off the boundary from the neighbouring property No.14 Southfields. Given the scale and design of the proposed development and the existing built form on the application site 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 would be fully screened from the neighbouring properties No.24 and No.22 Southfields from a hedge between the properties and so would not result in any loss of light, loss of privacy or overbearing impact to this neighbour. The side extension to the south elevation replacing the existing garage would be fully screened from the neighbouring properties No.24 and No.22 Southfields from a hedge between the properties and so would not result in any loss of light, loss of privacy or overbearing impact to this neighbour. The side extension to the north elevation would be slightly set off the boundary with No.14 Southfields and due to the small scale of the extension and no fenestration being proposed on the side elevation this extension would not result in any loss of light, loss of privacy or overbearing impact to this neighbour. Given the nature of the front porch extension, its acceptability in terms of the 45 degree rule, it is not considered that it would result in any detrimental impact on the residential amenity of any neighbouring dwelling. All other neighbours are considered sufficiently separated from the proposal for there to be any material impact.
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 supported this application. Highways were also consulted on this application and they had no objections to the proposal. They included some informative's that have been included in this report.
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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)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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)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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)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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)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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