| Informative Notes: | | 1
)Reasons For Granting
The property is a link detached dwelling located in Bideford Green in Linslade. The proposal consists of a partial garage conversion and a single storey side extension.
The existing garage is located to the side of the property, and would only be partially converted to its rear leaving partial garage space to the front (2.5m in width and 3.3m in depth). These new dimensions would not constitute an on-site parking space under the Parking Standards for New Developments SPD (2023). The existing garage door would remain on the front elevation, therefore no proposed alterations would be visible from the streetscene.
An additional rear extension would be located to the rear of the existing garage, with a width of 1.6m, a depth of 2.4m and a flat roof with a height of 1.16m, which increases to 1.25m due to the slope leading into the garden of the application site. This side extension would not be visible from the streetscene, and would be located to the rear of the property. Therefore it is not expected that the proposal would have any detrimental impacts on the character and appearance of the streetscene.
The proposed side extension would be built to the boundary with the adjacent neighbour (216 Bideford Green). However existing boundary treatment in the form of a fence along the boundary and green material help to obscure the proposal from the adjacent neighbour. Therefore, due to the small size of the proposal and the sympathetic nature of its bulk and massing would not lead to any detrimental material impacts on the adjacent neighbour.
Due to the nature of the link detached dwellings across Bideford Green, the proposal is located to the opposite side of the proposal from the other adjacent neighbour (218 Bideford Green) and therefore would not impact the neighbour amenities of this adjacent neighbour. All other properties are sufficiently separated from the application site.
The proposal would result in the loss of a parking space in the garage, however two parking spaces are available to the front of the property. The main dwellinghouse contains two bedrooms with no more proposed, and therefore the appropriate parking provision has been maintained.
Leighton-Linslade Parish Council were consulted and raised no objection subject to highway comments. It is worth noting that the garage conversion would fall under the tolerances for Permitted Development. Additionally, other garages within the vicinity of the site have also been converted under Permitted Development, and therefore this proposal would not go against the existing grain and pattern of development across the streetscene.
This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would result in material impacts to the residential amenities of neighbouring properties and would not have a detrimental impact on the character and appearance of the surrounding area. The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide.Reasons For Granting
The property is a link detached dwelling located in Bideford Green in Linslade. The proposal consists of a partial garage conversion and a single storey side extension.
The existing garage is located to the side of the property, and would only be partially converted to its rear leaving partial garage space to the front (2.5m in width and 3.3m in depth). These new dimensions would not constitute an on-site parking space under the Parking Standards for New Developments SPD (2023). The existing garage door would remain on the front elevation, therefore no proposed alterations would be visible from the streetscene.
An additional rear extension would be located to the rear of the existing garage, with a width of 1.6m, a depth of 2.4m and a flat roof with a height of 1.16m, which increases to 1.25m due to the slope leading into the garden of the application site. This side extension would not be visible from the streetscene, and would be located to the rear of the property. Therefore it is not expected that the proposal would have any detrimental impacts on the character and appearance of the streetscene.
The proposed side extension would be built to the boundary with the adjacent neighbour (216 Bideford Green). However existing boundary treatment in the form of a fence along the boundary and green material help to obscure the proposal from the adjacent neighbour. Therefore, due to the small size of the proposal and the sympathetic nature of its bulk and massing would not lead to any detrimental material impacts on the adjacent neighbour.
Due to the nature of the link detached dwellings across Bideford Green, the proposal is located to the opposite side of the proposal from the other adjacent neighbour (218 Bideford Green) and therefore would not impact the neighbour amenities of this adjacent neighbour. All other properties are sufficiently separated from the application site.
The proposal would result in the loss of a parking space in the garage, however two parking spaces are available to the front of the property. The main dwellinghouse contains two bedrooms with no more proposed, and therefore the appropriate parking provision has been maintained.
Leighton-Linslade Parish Council were consulted and raised no objection subject to highway comments. It is worth noting that the garage conversion would fall under the tolerances for Permitted Development. Additionally, other garages within the vicinity of the site have also been converted under Permitted Development, and therefore this proposal would not go against the existing grain and pattern of development across the streetscene.
This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would result in material impacts to the residential amenities of neighbouring properties and would not have a detrimental impact on the character and appearance of the surrounding area. The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan 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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)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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)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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