| Informative Notes: | | 1
)Reasons for granting:
The proposed development is for a single storey side and rear extension following the demolition of the existing garage. The proposal would project to the rear garden amenity space and extend from the north side elevation of an existing two storey end terrace dwellinghouse at no. 13 Groveside in Henlow.
The proposed single storey side extension would be set back some 1.07 metres from the front elevation and would measure some 3.6 metres in width at its widest point and 3 metres where it would be stepped in towards the rear. The proposed single storey rear extension would extend some 3 metres in depth from the rear elevation of the existing dwellinghouse. The total roof height would be some 3.5 metres and some 2.3 metres to the eaves.
The proposed pitched roof of the extension would see the insertion of 2 roof lights at the rear and 2 at the side which would not be considered to give rise to any overlooking concerns due to their position and outlook.
It is considered that the proposed bifold doors and ground level window, which would face east, would not give rise to any overlooking concerns due to their position facing the rear private garden amenity space.
The proposed development would not be considered to impact or constrain the amenity of the rear garden space of the dwellinghouse due to the large rear garden of some 48 metres in depth.
The proposal would be partially visible within the street scene when traveling along Groveside, however the proposal is considered to be of a modest scale and a modern addition to the dwellinghouse. It would be considered that the proposal would not have a detrimental impact on the character and appearance of the area and a new garage space would be created.
Given the scale, design and location of the proposal it is not considered that the proposal would result in any detrimental impact on the residential amenity of any neighbouring dwelling. The proposal would be considered adequately separated from the shared boundary with neighbouring property no.11 Groveside and the proposal would largely utilise the existing footprint of the garage which is to be demolished. The proposal would be screened from neighbouring dwelling no.15 Groveside by the existing built form at no.13
It is considered the existing garage to be demolished would not meet the requirements to support a workable off street parking space. The proposal does not increase the number of bedrooms and the parking arrangement would be viewed as like for like and therefore the proposal would not be required to demonstrate any additional parking spaces.
The application was subject to public consultation and no objections were received prior to making this decision.
The planning history of the site has been taken into account and the proposal is considered to be in conformity with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023).Reasons for granting:
The proposed development is for a single storey side and rear extension following the demolition of the existing garage. The proposal would project to the rear garden amenity space and extend from the north side elevation of an existing two storey end terrace dwellinghouse at no. 13 Groveside in Henlow.
The proposed single storey side extension would be set back some 1.07 metres from the front elevation and would measure some 3.6 metres in width at its widest point and 3 metres where it would be stepped in towards the rear. The proposed single storey rear extension would extend some 3 metres in depth from the rear elevation of the existing dwellinghouse. The total roof height would be some 3.5 metres and some 2.3 metres to the eaves.
The proposed pitched roof of the extension would see the insertion of 2 roof lights at the rear and 2 at the side which would not be considered to give rise to any overlooking concerns due to their position and outlook.
It is considered that the proposed bifold doors and ground level window, which would face east, would not give rise to any overlooking concerns due to their position facing the rear private garden amenity space.
The proposed development would not be considered to impact or constrain the amenity of the rear garden space of the dwellinghouse due to the large rear garden of some 48 metres in depth.
The proposal would be partially visible within the street scene when traveling along Groveside, however the proposal is considered to be of a modest scale and a modern addition to the dwellinghouse. It would be considered that the proposal would not have a detrimental impact on the character and appearance of the area and a new garage space would be created.
Given the scale, design and location of the proposal it is not considered that the proposal would result in any detrimental impact on the residential amenity of any neighbouring dwelling. The proposal would be considered adequately separated from the shared boundary with neighbouring property no.11 Groveside and the proposal would largely utilise the existing footprint of the garage which is to be demolished. The proposal would be screened from neighbouring dwelling no.15 Groveside by the existing built form at no.13
It is considered the existing garage to be demolished would not meet the requirements to support a workable off street parking space. The proposal does not increase the number of bedrooms and the parking arrangement would be viewed as like for like and therefore the proposal would not be required to demonstrate any additional parking spaces.
The application was subject to public consultation and no objections were received prior to making this decision.
The planning history of the site has been taken into account and the proposal is considered to be in conformity with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023). |
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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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)GDPI - 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).
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.GDPI - 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).
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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)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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)Notes to Applicant;
The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highwayNotes to Applicant;
The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway |
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