| Informative Notes: | | 1
)Reasons for Granting:
The application seeks permission for a part two storey, part single storey rear extension and a single storey front extension. The proposed front extension would be visible to the street scene, however the proposed rear extension would not be. The street scene contains a variety of different front extensions with varying roof forms and as such it is not considered that the proposed front extension would appear out of character, furthermore due to the single storey design and limited width and depth of the extension, it is considered to appear subservient to the main dwelling. The proposed rear extension, whilst not visible to the street scene, would be set well below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling. The proposal would contain rooflights that would appear visible within the street scene, however, due to their small scale, it is not considered that they would have a significant impact on the street scene.
The proposed single storey element of the rear extension would be sited some 0.45 metres away from the boundary of neighbouring property No.27 Benning Avenue, with the first floor element being sited some 2.4 metres away from the boundary. The proposed extensions would to pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.25's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. No. 29, located due south of the application site, would have a significant enough separation between the proposed development and the nearest window serving a habitable room, and therefore for this reason and due to the modest scale and projection, would not cause an unacceptable loss of light to No. 29.
The proposed front extension would be sited some 0.4 metres away from the boundary of No.25 Benning Avenue, however, due to the limited depth and scale of the extension, it is not considered to cause a significant loss of light to this property.
The proposal would not have any form of fenestration facing the direct amenity space of neighbouring properties numbers 29 and 25 and the first floor rear windows would be separated by some 30 metres from the rear windows of No.171 Chiltern Road and as such it is not considered that the proposal would result in any significant loss in privacy.
The proposal would not increase the number of bedrooms at the property and the proposed front extension would not impact the existing parking arrangements.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide.Reasons for Granting:
The application seeks permission for a part two storey, part single storey rear extension and a single storey front extension. The proposed front extension would be visible to the street scene, however the proposed rear extension would not be. The street scene contains a variety of different front extensions with varying roof forms and as such it is not considered that the proposed front extension would appear out of character, furthermore due to the single storey design and limited width and depth of the extension, it is considered to appear subservient to the main dwelling. The proposed rear extension, whilst not visible to the street scene, would be set well below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling. The proposal would contain rooflights that would appear visible within the street scene, however, due to their small scale, it is not considered that they would have a significant impact on the street scene.
The proposed single storey element of the rear extension would be sited some 0.45 metres away from the boundary of neighbouring property No.27 Benning Avenue, with the first floor element being sited some 2.4 metres away from the boundary. The proposed extensions would to pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.25's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. No. 29, located due south of the application site, would have a significant enough separation between the proposed development and the nearest window serving a habitable room, and therefore for this reason and due to the modest scale and projection, would not cause an unacceptable loss of light to No. 29.
The proposed front extension would be sited some 0.4 metres away from the boundary of No.25 Benning Avenue, however, due to the limited depth and scale of the extension, it is not considered to cause a significant loss of light to this property.
The proposal would not have any form of fenestration facing the direct amenity space of neighbouring properties numbers 29 and 25 and the first floor rear windows would be separated by some 30 metres from the rear windows of No.171 Chiltern Road and as such it is not considered that the proposal would result in any significant loss in privacy.
The proposal would not increase the number of bedrooms at the property and the proposed front extension would not impact the existing parking arrangements.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide. |
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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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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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