| Informative Notes: | | 1
)Reasons for granting:
The proposed development is for a 1.5 storey rear extension and loft conversion with roof lights, following the demolition of an existing conservatory and store. The extension is to the rear of an existing bungalow projecting to the rear garden amenity space of the dwelling located at 92 Steppingley Road, Flitwick. No.92 is a detached bungalow in a residential vicinity located on the north side of Steppingley Road.
The proposed 1.5 storey rear roof extension would measure some 9.8 metres in width and extend some 7.4 metres back from the existing roof slope. The total height of the hipped roof would be some 6.6 metres and some 3 metres to the eaves at its lowest point where it joins the existing roof. At the rear where the levels drop, the roof height would be some 7.2 metres and the eaves at 3.8 metres in height.
The proposed hipped roof extension with the insertion of a larger style roof light at the rear would not be considered to give rise to any overlooking concerns due to its position overlooking the rear garden amenity space. The six smaller 'Velux' style roof lights (including 1 on the front elevation), would not be considered to give rise to any overlooking concerns due to their position and outlook.
It is considered that the demolition of the conservatory and store would remove the various different roof forms present at the rear to create a more uniform design and efficient use of the space. There are several different levels present at the rear and the difference in height of the proposal from the front elevation would be approx. 0.9 metres in overall height at the rear.
It is considered that the proposed bifold doors and ground level windows which would face northeast into the private garden amenity space would not give rise to any overlooking concerns due to their position facing the rear garden amenity space.
The Council considers that developments should be sympathetic to the local character and vernacular of the area. Steppingley Road comprises dwellings of varying scale and design with a mixture of finishes, colours and materials. The proposed facing brickwork, concrete tiles, upvc fenestration and render would match the existing dwellinghouse.
The proposed rear extension would be partially visible within the street scene when traveling along Steppingley Road, however the proposal is considered to be of a modest scale and a modern addition to the dwellinghouse. It would be considered that the proposal would not have a detrimental impact on the character and appearance of the area. The overall increase in depth of the footprint of the property would be some 0.4 metres.
The proposed development would not be considered to impact or constrain the amenity of the rear garden space of the dwellinghouse due to the large rear garden of some 35 metres in depth.
Given the scale, design and location of the proposal it is not considered that the proposal would result in any detrimental impact on the residential amenity of any neighbouring dwelling. The dwelling is separated by approx. 1 metre from the shared boundary of neighbouring property no.90 Steppingley Road.
The proposal does not increase the number of bedrooms and therefore would not be required to demonstrate any additional parking spaces.
The application was subject to public consultation and no objections were received prior to making this decision.
The planning history of the site has been taken into account and the proposal is considered to be in conformity with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023).Reasons for granting:
The proposed development is for a 1.5 storey rear extension and loft conversion with roof lights, following the demolition of an existing conservatory and store. The extension is to the rear of an existing bungalow projecting to the rear garden amenity space of the dwelling located at 92 Steppingley Road, Flitwick. No.92 is a detached bungalow in a residential vicinity located on the north side of Steppingley Road.
The proposed 1.5 storey rear roof extension would measure some 9.8 metres in width and extend some 7.4 metres back from the existing roof slope. The total height of the hipped roof would be some 6.6 metres and some 3 metres to the eaves at its lowest point where it joins the existing roof. At the rear where the levels drop, the roof height would be some 7.2 metres and the eaves at 3.8 metres in height.
The proposed hipped roof extension with the insertion of a larger style roof light at the rear would not be considered to give rise to any overlooking concerns due to its position overlooking the rear garden amenity space. The six smaller 'Velux' style roof lights (including 1 on the front elevation), would not be considered to give rise to any overlooking concerns due to their position and outlook.
It is considered that the demolition of the conservatory and store would remove the various different roof forms present at the rear to create a more uniform design and efficient use of the space. There are several different levels present at the rear and the difference in height of the proposal from the front elevation would be approx. 0.9 metres in overall height at the rear.
It is considered that the proposed bifold doors and ground level windows which would face northeast into the private garden amenity space would not give rise to any overlooking concerns due to their position facing the rear garden amenity space.
The Council considers that developments should be sympathetic to the local character and vernacular of the area. Steppingley Road comprises dwellings of varying scale and design with a mixture of finishes, colours and materials. The proposed facing brickwork, concrete tiles, upvc fenestration and render would match the existing dwellinghouse.
The proposed rear extension would be partially visible within the street scene when traveling along Steppingley Road, however the proposal is considered to be of a modest scale and a modern addition to the dwellinghouse. It would be considered that the proposal would not have a detrimental impact on the character and appearance of the area. The overall increase in depth of the footprint of the property would be some 0.4 metres.
The proposed development would not be considered to impact or constrain the amenity of the rear garden space of the dwellinghouse due to the large rear garden of some 35 metres in depth.
Given the scale, design and location of the proposal it is not considered that the proposal would result in any detrimental impact on the residential amenity of any neighbouring dwelling. The dwelling is separated by approx. 1 metre from the shared boundary of neighbouring property no.90 Steppingley Road.
The proposal does not increase the number of bedrooms and therefore would not be required to demonstrate any additional parking spaces.
The application was subject to public consultation and no objections were received prior to making this decision.
The planning history of the site has been taken into account and the proposal is considered to be in conformity with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan (2021) and Section 11 of 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).
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.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).
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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)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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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