| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached dwelling within Weston Avenue, Leighton Buzzard. The proposal is for a single storey front, side, and rear extensions. The front extension would have a depth of approximately 1.85m, a width of approximately 4.62m, an eaves height of approximately 2.3m and an overall height of approximately 3.3m. The rear extension would have a depth of approximately 5.86m, a width of approximately 4.7m and an overall height of approximately 3.5m. The side extension would have a depth of approximately 2.78m, a width of approximately 1.06m and an overall height of approximately 2.75m.
The front extension would be visible to the streetscene and would extend beyond the existing front of the property however it would be set back from the highway boundary. There is an existing range of front extensions in the local area notably the neighbouring property No.59 Weston Avenue and due to this it is considered the front extension would be in keeping with the local area and the scale and design would remain proportionate to the property. There are many examples of render as proposed for the front extension in the streetscene and due to this it considered in keeping with the local area. The side extension 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 and will be in keeping with the local area. The single storey rear extension would not be readily visible within the street scene. The plans for the rear extension have listed options for materials, all are considered to be acceptable considering the rear siting of the extension. It is considered proportionate in scale to the dwelling, and it is not considered to have a material 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 would be set off the boundary with No.55 Weston Avenue. As part of the original scheme, it was considered that the proposed 3.85m height of the rear extension and materials on the north-east side elevation of the rear extension would have a harmful impact to this neighbouring property. The height has been reduced to 3.5m and materials which are more complementary to the existing dwelling proposed. Due to the separation and the amendments made to the scheme there would be no unacceptable impact upon the neighbouring amenity of No.55 Weston Avenue. The single storey rear extension is considerably set off the boundary to the west of No.59 Weston Avenue. Due to the separation distance to this neighbouring property it is not considered that this extension would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All neighbours for the front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal. The side extension is set off the boundary with No.55 Weston Avenue. Given the existing built form on site, existing boundary treatment and scale of the development there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other properties are sufficiently separated from the application dwelling.
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 on this application and raised no objection.
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 semi-detached dwelling within Weston Avenue, Leighton Buzzard. The proposal is for a single storey front, side, and rear extensions. The front extension would have a depth of approximately 1.85m, a width of approximately 4.62m, an eaves height of approximately 2.3m and an overall height of approximately 3.3m. The rear extension would have a depth of approximately 5.86m, a width of approximately 4.7m and an overall height of approximately 3.5m. The side extension would have a depth of approximately 2.78m, a width of approximately 1.06m and an overall height of approximately 2.75m.
The front extension would be visible to the streetscene and would extend beyond the existing front of the property however it would be set back from the highway boundary. There is an existing range of front extensions in the local area notably the neighbouring property No.59 Weston Avenue and due to this it is considered the front extension would be in keeping with the local area and the scale and design would remain proportionate to the property. There are many examples of render as proposed for the front extension in the streetscene and due to this it considered in keeping with the local area. The side extension 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 and will be in keeping with the local area. The single storey rear extension would not be readily visible within the street scene. The plans for the rear extension have listed options for materials, all are considered to be acceptable considering the rear siting of the extension. It is considered proportionate in scale to the dwelling, and it is not considered to have a material 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 would be set off the boundary with No.55 Weston Avenue. As part of the original scheme, it was considered that the proposed 3.85m height of the rear extension and materials on the north-east side elevation of the rear extension would have a harmful impact to this neighbouring property. The height has been reduced to 3.5m and materials which are more complementary to the existing dwelling proposed. Due to the separation and the amendments made to the scheme there would be no unacceptable impact upon the neighbouring amenity of No.55 Weston Avenue. The single storey rear extension is considerably set off the boundary to the west of No.59 Weston Avenue. Due to the separation distance to this neighbouring property it is not considered that this extension would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All neighbours for the front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal. The side extension is set off the boundary with No.55 Weston Avenue. Given the existing built form on site, existing boundary treatment and scale of the development there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other properties are sufficiently separated from the application dwelling.
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 on this application and raised no objection.
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. |
| 2
)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. |
| 3
)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. |
| 4
)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). |
| 5
)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. |
| 6
)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 |
|
|---|