| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached dwelling located on Rock Lane, Linslade. The proposal is for a single-storey rear extension and outbuilding. The single storey rear extension would be 'L-shaped' with a maximum depth of approximately 4.9m, a width of approximately 7.3m and a flat roof height of approximately 3m. The proposed outbuilding would have a depth of approximately 5m, a width of approximately 3.3m and an overall height of 2.88m.
The single storey rear extension would not be readily visible within the street scene. It is considered to be proportionate in scale to the dwelling, and 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. The proposed outbuilding would be visible to the streetscene, providing a wall in a location that is currently the existing garage. It is considered that the scale and design would remain proportionate to the property and the outbuilding would not have a material impact on the character and appearance of the property or the surrounding area.
The proposed single storey rear extension has fenestration proposed on the north-east side elevation. This would not be visible to the streetscene and be proportionate in scale. Overall, the proposed fenestration 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 is marginally set off the boundary with No.25 Rock Lane. This neighbouring property has benefited from a rear conservatory. Given the scale of the proposal and existing built form on the neighbouring property 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. The single storey rear extension is sited a significant distance from No.21 Rock Lane to the north-west of the site. Given the separation distance between the properties, orientation of the dwellings and the scale of proposal 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 rear extension.
The proposed outbuilding would be set adjacent to the boundary with No.21 Rock Lane. 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 proposed outbuilding.
The proposed fenestration on the north-east side elevation would face the side elevation of No.21 Rock Lane. There are similar windows as existing on the application site on the north-east side elevation of the property. Therefore, this relationship already exists. Due to there being no fenestration on this side elevation of No.21 and the existing relationship between the two properties it is not considered that the proposed changes would result in any greater loss of privacy than the existing relationship already allows.
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 subject to the use of the proposed outbuilding remaining domestic and ancillary to the main dwelling house. The proposed use of the conversion would appear incidental to the main dwelling, nevertheless, in order to ensure the use is incidental to the dwellinghouse, this will be conditioned which will also make sure the garage is not used for any other purpose.
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 located on Rock Lane, Linslade. The proposal is for a single-storey rear extension and outbuilding. The single storey rear extension would be 'L-shaped' with a maximum depth of approximately 4.9m, a width of approximately 7.3m and a flat roof height of approximately 3m. The proposed outbuilding would have a depth of approximately 5m, a width of approximately 3.3m and an overall height of 2.88m.
The single storey rear extension would not be readily visible within the street scene. It is considered to be proportionate in scale to the dwelling, and 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. The proposed outbuilding would be visible to the streetscene, providing a wall in a location that is currently the existing garage. It is considered that the scale and design would remain proportionate to the property and the outbuilding would not have a material impact on the character and appearance of the property or the surrounding area.
The proposed single storey rear extension has fenestration proposed on the north-east side elevation. This would not be visible to the streetscene and be proportionate in scale. Overall, the proposed fenestration 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 is marginally set off the boundary with No.25 Rock Lane. This neighbouring property has benefited from a rear conservatory. Given the scale of the proposal and existing built form on the neighbouring property 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. The single storey rear extension is sited a significant distance from No.21 Rock Lane to the north-west of the site. Given the separation distance between the properties, orientation of the dwellings and the scale of proposal 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 rear extension.
The proposed outbuilding would be set adjacent to the boundary with No.21 Rock Lane. 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 proposed outbuilding.
The proposed fenestration on the north-east side elevation would face the side elevation of No.21 Rock Lane. There are similar windows as existing on the application site on the north-east side elevation of the property. Therefore, this relationship already exists. Due to there being no fenestration on this side elevation of No.21 and the existing relationship between the two properties it is not considered that the proposed changes would result in any greater loss of privacy than the existing relationship already allows.
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 subject to the use of the proposed outbuilding remaining domestic and ancillary to the main dwelling house. The proposed use of the conversion would appear incidental to the main dwelling, nevertheless, in order to ensure the use is incidental to the dwellinghouse, this will be conditioned which will also make sure the garage is not used for any other purpose.
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. |
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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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