| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a first floor side extension and loft conversion, with dormer window to roof and Juliette balcony to rear.
The application site comprises a two-storey, semi-detached dwellinghouse, located along Kings Road in Flitwick. The surrounding area is residential in nature, characterised with dwellings of a varied design and scale. The existing dwelling has a hipped roof, with its adjoining 'pair' No. 28 Kings Road benefitting from a gable roof, rooflights to the front elevation and a rear, flat roof dormer. Due to this similar development adjacent, the loft conversion and rear dormer would be acceptable additions to the host dwelling, in keeping with the surrounding area. The proposed first floor side extension would be sited to the ridgeline of the existing dwelling, creating a full gable roof, of which would result in the dwelling appearing more similar to, and more in keeping with, its adjoining 'pair'. Whilst this side extension has not been set down from the ridgeline of the existing dwelling, on the basis of its very small scale, this addition would appear appropriate. It is also considered that any set down could result in a more convoluted appearance when viewed from within the streetscene. As such, the proposals would not be deemed to result in any detrimental impact on the character and appearance of the area.
Neighbouring dwelling No. 28 Kings Road would be largely screened from the proposed works by either the built form of the host dwelling (No. 30) or the built form of the existing rear dormer belonging to No. 28, as to where no adverse overbearing impact or loss of light would arise. The proposed rear dormer and Juliette balcony would provide a similar view to that of the existing rear first floor windows and therefore no detrimental loss of privacy would be deemed to arise.
The proposed rear dormer, due its separation from neighbouring dwelling No. 32 Kings Road, would not give rise to any detrimental overbearing impact or loss of light to this dwelling. In addition to this, the rear dormer and Juliette balcony would provide a similar view to that of the existing rear first floor windows and therefore no detrimental loss of privacy would be deemed to arise. The proposed first floor side extension would increase the height of built form within proximity of the boundary, however, an appropriate separation would be retained. Moreover, the extension would be contained within the front and rear building line of the host dwelling, which is similar to that of No. 32, as to where no/ very limited built form would protrude past the front or rear elevation of this neighbouring dwelling. Based on these factors, including the very small scale and width of this aspect of the proposal appropriately separated from the shared boundary with No. 32; the first floor side extension would not be considered to result in any detrimental overbearing impact or loss of light to this neighbouring dwelling. A first-floor and second floor window are proposed on the side elevation, adjacent to No. 32. However, these windows have been identified as obscure-glazed, of which it would be appropriate to impose a condition with any approval to ensure these are installed as such.
The proposal would not affect the existing parking or access arrangements at the site nor would the works increase the number of bedrooms within the host dwellinghouse. As such, the proposals would be acceptable on a like for like basis as regards highway considerations.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council did not comment and no comments were received in the form of public representations.
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 a first floor side extension and loft conversion, with dormer window to roof and Juliette balcony to rear.
The application site comprises a two-storey, semi-detached dwellinghouse, located along Kings Road in Flitwick. The surrounding area is residential in nature, characterised with dwellings of a varied design and scale. The existing dwelling has a hipped roof, with its adjoining 'pair' No. 28 Kings Road benefitting from a gable roof, rooflights to the front elevation and a rear, flat roof dormer. Due to this similar development adjacent, the loft conversion and rear dormer would be acceptable additions to the host dwelling, in keeping with the surrounding area. The proposed first floor side extension would be sited to the ridgeline of the existing dwelling, creating a full gable roof, of which would result in the dwelling appearing more similar to, and more in keeping with, its adjoining 'pair'. Whilst this side extension has not been set down from the ridgeline of the existing dwelling, on the basis of its very small scale, this addition would appear appropriate. It is also considered that any set down could result in a more convoluted appearance when viewed from within the streetscene. As such, the proposals would not be deemed to result in any detrimental impact on the character and appearance of the area.
Neighbouring dwelling No. 28 Kings Road would be largely screened from the proposed works by either the built form of the host dwelling (No. 30) or the built form of the existing rear dormer belonging to No. 28, as to where no adverse overbearing impact or loss of light would arise. The proposed rear dormer and Juliette balcony would provide a similar view to that of the existing rear first floor windows and therefore no detrimental loss of privacy would be deemed to arise.
The proposed rear dormer, due its separation from neighbouring dwelling No. 32 Kings Road, would not give rise to any detrimental overbearing impact or loss of light to this dwelling. In addition to this, the rear dormer and Juliette balcony would provide a similar view to that of the existing rear first floor windows and therefore no detrimental loss of privacy would be deemed to arise. The proposed first floor side extension would increase the height of built form within proximity of the boundary, however, an appropriate separation would be retained. Moreover, the extension would be contained within the front and rear building line of the host dwelling, which is similar to that of No. 32, as to where no/ very limited built form would protrude past the front or rear elevation of this neighbouring dwelling. Based on these factors, including the very small scale and width of this aspect of the proposal appropriately separated from the shared boundary with No. 32; the first floor side extension would not be considered to result in any detrimental overbearing impact or loss of light to this neighbouring dwelling. A first-floor and second floor window are proposed on the side elevation, adjacent to No. 32. However, these windows have been identified as obscure-glazed, of which it would be appropriate to impose a condition with any approval to ensure these are installed as such.
The proposal would not affect the existing parking or access arrangements at the site nor would the works increase the number of bedrooms within the host dwellinghouse. As such, the proposals would be acceptable on a like for like basis as regards highway considerations.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council did not comment and no comments were received in the form of public representations.
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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