| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for the conversion and extension of a garage for use ancillary to main dwelling.
A similar scheme was sought and approved under application reference: CB/21/01203/FULL. Part of the garage within this previous application was to be retained, however, this application seeks for the full conversion of this garage to a home office. Aside from this, the proposal does not differ to that previously approved and is therefore considered acceptable in principle.
The application site comprises a detached dwellinghouse located at the end of a cul-de-sac, significantly set back from Shefford Road. The surrounding area is mostly residential in nature, characterised with dwellings of a varied design and scale. Whilst the annexe could be accessed independently from the main dwelling, the close relationship of the annexe with the main dwellinghouse, as well as the internal configuration of the annexe, implies it would be used supplementary to the main dwellinghouse, being used as a fifth bedroom for the dwelling. A condition would be included with any relevant approval to ensure and retain its ancillary use. On this basis, the proposal would be considered to demonstrate a clear functional link with the dwelling at the application site. The proposal would not be readily visible to the public realm, specifically from Shefford Road and the wider area and would be constructed in materials to match the existing garage. As such, the proposal would not result in any unacceptable impact on the character and appearance of the area.
As regards neighbouring amenity, to the rear of the proposed annexe is the private amenity space of No. 3A Castle Hill Court, which is located approximately 5 metres to the north-east of the annexe, separated from No. 3A by a small pathway. In addition, to the north of the proposal are the private gardens serving No's 3, 4, 5 and 6 Castle Hill Court. On the basis of the separation of the proposal and its single storey nature, these neighbouring dwellings would not be detrimentally impacted by the proposal in terms of loss of privacy, loss of light or any overbearing impact.
The neighbouring dwelling to the south-east of the proposal is No. 11 Jacques Lane. Due to the separation distance and single storey nature of the proposal, the development would not have any unacceptable impact on this neighbouring dwelling in terms of overbearing impact, loss of light or loss of privacy.
The proposal would not affect the existing parking or access arrangements at the site. The proposal demonstrates sufficient parking at the application site, benefitting from ample parking on the existing driveway. Moreover, the Highways Officer raised no objection.
Neighbouring properties and the Parish Council have been consulted on this application. No comments were received in the form of public representations. Clophill Parish Council support the application, with the condition that the building cannot be sublet or sold off as a separate residence and noted that the parking may be insufficient. A condition would be applied to any relevant approval to ensure that the annexe retains ancillary to the host dwelling. Moreover, the proposal demonstrates sufficient parking spaces at the site and the Highways Officer did not raise any concerns in this regard.
The Council's Tree and Landscape Officer was consulted and considered that a landscape scheme and maintenance schedule be required in line with Policy EE4. However, on the basis of the previous approval at the site under application reference: CB/21/01203/FULL, of which did not require any landscape scheme and the small scale and nature of the scheme; the requirement of such a scheme is deemed disproportionate in this instance.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for the conversion and extension of a garage for use ancillary to main dwelling.
A similar scheme was sought and approved under application reference: CB/21/01203/FULL. Part of the garage within this previous application was to be retained, however, this application seeks for the full conversion of this garage to a home office. Aside from this, the proposal does not differ to that previously approved and is therefore considered acceptable in principle.
The application site comprises a detached dwellinghouse located at the end of a cul-de-sac, significantly set back from Shefford Road. The surrounding area is mostly residential in nature, characterised with dwellings of a varied design and scale. Whilst the annexe could be accessed independently from the main dwelling, the close relationship of the annexe with the main dwellinghouse, as well as the internal configuration of the annexe, implies it would be used supplementary to the main dwellinghouse, being used as a fifth bedroom for the dwelling. A condition would be included with any relevant approval to ensure and retain its ancillary use. On this basis, the proposal would be considered to demonstrate a clear functional link with the dwelling at the application site. The proposal would not be readily visible to the public realm, specifically from Shefford Road and the wider area and would be constructed in materials to match the existing garage. As such, the proposal would not result in any unacceptable impact on the character and appearance of the area.
As regards neighbouring amenity, to the rear of the proposed annexe is the private amenity space of No. 3A Castle Hill Court, which is located approximately 5 metres to the north-east of the annexe, separated from No. 3A by a small pathway. In addition, to the north of the proposal are the private gardens serving No's 3, 4, 5 and 6 Castle Hill Court. On the basis of the separation of the proposal and its single storey nature, these neighbouring dwellings would not be detrimentally impacted by the proposal in terms of loss of privacy, loss of light or any overbearing impact.
The neighbouring dwelling to the south-east of the proposal is No. 11 Jacques Lane. Due to the separation distance and single storey nature of the proposal, the development would not have any unacceptable impact on this neighbouring dwelling in terms of overbearing impact, loss of light or loss of privacy.
The proposal would not affect the existing parking or access arrangements at the site. The proposal demonstrates sufficient parking at the application site, benefitting from ample parking on the existing driveway. Moreover, the Highways Officer raised no objection.
Neighbouring properties and the Parish Council have been consulted on this application. No comments were received in the form of public representations. Clophill Parish Council support the application, with the condition that the building cannot be sublet or sold off as a separate residence and noted that the parking may be insufficient. A condition would be applied to any relevant approval to ensure that the annexe retains ancillary to the host dwelling. Moreover, the proposal demonstrates sufficient parking spaces at the site and the Highways Officer did not raise any concerns in this regard.
The Council's Tree and Landscape Officer was consulted and considered that a landscape scheme and maintenance schedule be required in line with Policy EE4. However, on the basis of the previous approval at the site under application reference: CB/21/01203/FULL, of which did not require any landscape scheme and the small scale and nature of the scheme; the requirement of such a scheme is deemed disproportionate in this instance.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the 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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)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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