| Informative Notes: | | 1
)Reasons for Granting:
The proposed development is for a part single, part two storey rear and first floor side extensions to a link detached dwellinghouse at no.8 Eriboll Close, Linslade in Leighton Buzzard. The proposal would project to the rear garden amenity space and also extend from the south elevation above the existing garage.
The proposed first floor side extension would be set back from the front elevation by some 1.8 metres and set in from the shared boundary with no.6 Eriboll Close by approx. 1 metre. This side extension would see 2 storey-built form, some 1.6 metres closer to this neighbouring property. The proposed upper floor window that would face this neighbouring property would be obscurely glazed and non-opening. Due to the modest dimensions, the proposed first floor side extension would be considered a proportionate addition to the dwellinghouse not impactful on the character and appearance of the area.
The part single and part two storey rear extension would extend the existing rear extension to span the entire width of the rear of the dwelling at single storey level, increasing the width of the single storey element from some 5.4 metres to 7.8 metres in width. The insertion of 2 roof lights into the roof of the single storey rear extension 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 first floor rear extension would extend some 1.4 metres in depth from the rear elevation of the existing dwellinghouse. The total roof height would be some 6.8 metres, the same height as the existing dwellinghouse. The eaves would be at a height of 5.1 metres and match the design and height of the existing front and rear elevations. Due to the proportions and orientation of the extension it is considered to not significantly impact upon the character and appearance of the dwelling, or the residential amenity of adjacent dwelling houses.
The proposed development would not be considered to impact or constrain the amenity of the rear garden space of the dwellinghouse. The proposed single storey rear extension would project to the same depth as the existing single storey rear extension.
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.6 Eriboll Close and the proposed first floor side extension would utilise the footprint of the existing garage.
The proposal would be considered adequately screened from all neighbouring dwellings, with close boarded fencing present and adequate separation distances.
The proposal would increase the number of bedrooms by one and the applicant has demonstrated that an additional parking space can be achieved at the site frontage.
The application was subject to public consultation and no objections were received prior to making this decision.
It is considered that the proposed development would not have a detrimental impact on the character and appearance of the surrounding area and is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The proposal site is located within the SAC (Chilterns Beechwoods). Consideration has been given to the Environmental Impact Assessment Regulations 2017 and it has been determined that an Environmental Impact Assessment is not required for the proposed development.
The planning history of the site has been taken into account and the proposal is considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for Granting:
The proposed development is for a part single, part two storey rear and first floor side extensions to a link detached dwellinghouse at no.8 Eriboll Close, Linslade in Leighton Buzzard. The proposal would project to the rear garden amenity space and also extend from the south elevation above the existing garage.
The proposed first floor side extension would be set back from the front elevation by some 1.8 metres and set in from the shared boundary with no.6 Eriboll Close by approx. 1 metre. This side extension would see 2 storey-built form, some 1.6 metres closer to this neighbouring property. The proposed upper floor window that would face this neighbouring property would be obscurely glazed and non-opening. Due to the modest dimensions, the proposed first floor side extension would be considered a proportionate addition to the dwellinghouse not impactful on the character and appearance of the area.
The part single and part two storey rear extension would extend the existing rear extension to span the entire width of the rear of the dwelling at single storey level, increasing the width of the single storey element from some 5.4 metres to 7.8 metres in width. The insertion of 2 roof lights into the roof of the single storey rear extension 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 first floor rear extension would extend some 1.4 metres in depth from the rear elevation of the existing dwellinghouse. The total roof height would be some 6.8 metres, the same height as the existing dwellinghouse. The eaves would be at a height of 5.1 metres and match the design and height of the existing front and rear elevations. Due to the proportions and orientation of the extension it is considered to not significantly impact upon the character and appearance of the dwelling, or the residential amenity of adjacent dwelling houses.
The proposed development would not be considered to impact or constrain the amenity of the rear garden space of the dwellinghouse. The proposed single storey rear extension would project to the same depth as the existing single storey rear extension.
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.6 Eriboll Close and the proposed first floor side extension would utilise the footprint of the existing garage.
The proposal would be considered adequately screened from all neighbouring dwellings, with close boarded fencing present and adequate separation distances.
The proposal would increase the number of bedrooms by one and the applicant has demonstrated that an additional parking space can be achieved at the site frontage.
The application was subject to public consultation and no objections were received prior to making this decision.
It is considered that the proposed development would not have a detrimental impact on the character and appearance of the surrounding area and is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The proposal site is located within the SAC (Chilterns Beechwoods). Consideration has been given to the Environmental Impact Assessment Regulations 2017 and it has been determined that an Environmental Impact Assessment is not required for the proposed development.
The planning history of the site has been taken into account and the proposal is considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) 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).
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.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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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