| Informative Notes: | | 1
)Reasons for granting
The application site is 24 Five Oaks, Caddington. The dwelling is a two storey dwelling and is surrounded by dwellings similar in design. The site is within the Green Belt Inset Boundary. Therefore, normal policies apply.
The proposed development would include a single storey front and side extension and conversion of garage to a store. In terms of the single storey front and side extension, this aspect of the proposal would be highly visible within the street scene; however, due to its modest design and siting it would be sympathetic addition to the host dwelling and as such this aspect of the proposal would not have a detrimental impact on the character and appearance of the area. The proposed garage conversion due to its nature and design, would not be out of keeping with the surrounding area and would not result in a detrimental harm to the character and appearance of the area.
In terms of neighbouring amenity, the single storey front and side extension would be some 1.2 metres from the shared side boundary with No. 22 Five Oaks. However, given its modest scale, design and adequate separation distance from the shared side boundary it is not considered that the proposal would result in a detrimental impact to the neighbouring amenities of this neighbour. No. 26 Five Oaks would be screened from the side projection of the extension with only views of the front extension. No. 26 would be separated from the proposal by some 2.3 metres. As such, due to the separation distance from the shared side boundary with No. 26 Five Oaks, there is considered to be no unacceptable impacts on neighbouring amenities for No. 36 in terms of loss of privacy, outlook light or the causing of an overbearing impact.
The proposed conversion of a garage to a store due to its small scale, modest design and siting (in regard to both proximity to boundary and relationship with neighbouring dwellings), would not result in a harmful overbearing impact, a material loss of light or any loss of privacy.
The Council's Highways Officer was consulted on the application and commented that the proposed development would not increase the number of bedrooms and the hardstanding would be extended to provide a 2nd parking space in front of the dwelling, but no changes will be made to the width of the dropped kerb. A condition has been requested by the Highways Officer in relation to the surfacing materials of the vehicular area. This has been appended as a condition to the application.
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 not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policy HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting
The application site is 24 Five Oaks, Caddington. The dwelling is a two storey dwelling and is surrounded by dwellings similar in design. The site is within the Green Belt Inset Boundary. Therefore, normal policies apply.
The proposed development would include a single storey front and side extension and conversion of garage to a store. In terms of the single storey front and side extension, this aspect of the proposal would be highly visible within the street scene; however, due to its modest design and siting it would be sympathetic addition to the host dwelling and as such this aspect of the proposal would not have a detrimental impact on the character and appearance of the area. The proposed garage conversion due to its nature and design, would not be out of keeping with the surrounding area and would not result in a detrimental harm to the character and appearance of the area.
In terms of neighbouring amenity, the single storey front and side extension would be some 1.2 metres from the shared side boundary with No. 22 Five Oaks. However, given its modest scale, design and adequate separation distance from the shared side boundary it is not considered that the proposal would result in a detrimental impact to the neighbouring amenities of this neighbour. No. 26 Five Oaks would be screened from the side projection of the extension with only views of the front extension. No. 26 would be separated from the proposal by some 2.3 metres. As such, due to the separation distance from the shared side boundary with No. 26 Five Oaks, there is considered to be no unacceptable impacts on neighbouring amenities for No. 36 in terms of loss of privacy, outlook light or the causing of an overbearing impact.
The proposed conversion of a garage to a store due to its small scale, modest design and siting (in regard to both proximity to boundary and relationship with neighbouring dwellings), would not result in a harmful overbearing impact, a material loss of light or any loss of privacy.
The Council's Highways Officer was consulted on the application and commented that the proposed development would not increase the number of bedrooms and the hardstanding would be extended to provide a 2nd parking space in front of the dwelling, but no changes will be made to the width of the dropped kerb. A condition has been requested by the Highways Officer in relation to the surfacing materials of the vehicular area. This has been appended as a condition to the application.
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 not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policy HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) 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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)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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