| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached house which is within a run of similar houses; the road also contains detached houses and bungalows of a different design.
The proposal is for the erection of a part two storey and part single storey side and rear extensions and front porch. The proposed development is broadly similar to that which was refused in April of this year under ref: CB/24/00311/FULL (the 2024 scheme) but the side extension is also now part single storey, this has resulted in slight alterations to the rear extension. The 2024 scheme was refused on the grounds of harmful visual and residential amenity impact and insufficient information relating to on site parking.
The proposal includes a small single storey pitched roof porch, modest in size to the front of the existing dwelling which is considered visually acceptable. The existing rear garage would be demolished. The extension would extend up to the side boundary with No 114 but would now be offset at first floor by 1m to ensure there will be no terracing effect in the street scene and to maintain space between the properties. It would be subservient as it is to be set down from the main ridge and set back from the front elevation. The single storey side element is shown with a pitched roof, which is stepped up to a flat roof at the rear. Although the increase in height to a flat roof will be partially seen from the front it will be well set back from the road frontage. Bricks and rooftiles will be to match with white painted render introduced at first floor which will not be out of keeping in the wider streetscene. As such it is considered that the proposed scheme will not be unduly harmful to the character and appearance of the area.
No 114 lies to the north and is a large semi-detached property separated from the application site by its own driveway and detached garage to the rear. It has a ground floor window and door serving a kitchen (which is its only aspect) and an obscure glazed window together with a first floor landing window on its side (southern) elevation facing the site and a first floor bedroom window on the rear nearest the application site. It is acknowledged the kitchen window on the side already faces the two storey side elevation of No 116 and its own garage provides some screening to its rear garden immediately to the rear of the dwelling. However in this revised scheme the extension extends up to the shared boundary at single storey only and is offset by 1m at first floor and this is considered sufficient to overcome the previous reason for refusal in terms of overbearing. As such the proposal would not result in any undue loss of light, privacy or overbearing impact for the occupiers of that property. A condition can be attached to ensure if remains blank sided to protect privacy. The front porch will be well offset and will not result in any undue loss of residential amenity.
No 118 Norton Road forms the other half of the semi-detached property. It has French doors (with a window on the front) and a first floor window above, serving main habitable rooms, closest to the shared boundary along which runs a timber fence. The single storey rear extension would project out approx 4m deep, but would be flat roofed and single storey on the boundary with No 118. The two storey is slightly altered in that it would not be as deep (now approx 3.3m) but marginally closer to the boundary with 118 but remains sufficiently offset. Given the orientation and distances and relationships involved the proposal would not result in any undue loss of light, privacy or overbearing impact for the occupiers of that property. A condition can be attached to ensure if remains blank sided to protect privacy. The front porch will be well offset and will not result in any undue loss of residential amenity.
The 2024 scheme increased the amount of bedrooms and did not demonstrate that adequate parking could be provided. This proposal will enlarge an existing bedroom and provide a small study. The Highway Officer notes that the plans submitted show no additional bedroom and considers it is unlikely that the proposal will negatively impact the public highway or the off-street parking on the site. The revised plans do not show front boundary treatment and do not form part of the application. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Stotfold Town Council and neighbouring properties have been consulted on the application and no comments have been received. The Ecology Officer was consulted and has raised no objection.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2023).Reasons for granting:
The application site is a semi-detached house which is within a run of similar houses; the road also contains detached houses and bungalows of a different design.
The proposal is for the erection of a part two storey and part single storey side and rear extensions and front porch. The proposed development is broadly similar to that which was refused in April of this year under ref: CB/24/00311/FULL (the 2024 scheme) but the side extension is also now part single storey, this has resulted in slight alterations to the rear extension. The 2024 scheme was refused on the grounds of harmful visual and residential amenity impact and insufficient information relating to on site parking.
The proposal includes a small single storey pitched roof porch, modest in size to the front of the existing dwelling which is considered visually acceptable. The existing rear garage would be demolished. The extension would extend up to the side boundary with No 114 but would now be offset at first floor by 1m to ensure there will be no terracing effect in the street scene and to maintain space between the properties. It would be subservient as it is to be set down from the main ridge and set back from the front elevation. The single storey side element is shown with a pitched roof, which is stepped up to a flat roof at the rear. Although the increase in height to a flat roof will be partially seen from the front it will be well set back from the road frontage. Bricks and rooftiles will be to match with white painted render introduced at first floor which will not be out of keeping in the wider streetscene. As such it is considered that the proposed scheme will not be unduly harmful to the character and appearance of the area.
No 114 lies to the north and is a large semi-detached property separated from the application site by its own driveway and detached garage to the rear. It has a ground floor window and door serving a kitchen (which is its only aspect) and an obscure glazed window together with a first floor landing window on its side (southern) elevation facing the site and a first floor bedroom window on the rear nearest the application site. It is acknowledged the kitchen window on the side already faces the two storey side elevation of No 116 and its own garage provides some screening to its rear garden immediately to the rear of the dwelling. However in this revised scheme the extension extends up to the shared boundary at single storey only and is offset by 1m at first floor and this is considered sufficient to overcome the previous reason for refusal in terms of overbearing. As such the proposal would not result in any undue loss of light, privacy or overbearing impact for the occupiers of that property. A condition can be attached to ensure if remains blank sided to protect privacy. The front porch will be well offset and will not result in any undue loss of residential amenity.
No 118 Norton Road forms the other half of the semi-detached property. It has French doors (with a window on the front) and a first floor window above, serving main habitable rooms, closest to the shared boundary along which runs a timber fence. The single storey rear extension would project out approx 4m deep, but would be flat roofed and single storey on the boundary with No 118. The two storey is slightly altered in that it would not be as deep (now approx 3.3m) but marginally closer to the boundary with 118 but remains sufficiently offset. Given the orientation and distances and relationships involved the proposal would not result in any undue loss of light, privacy or overbearing impact for the occupiers of that property. A condition can be attached to ensure if remains blank sided to protect privacy. The front porch will be well offset and will not result in any undue loss of residential amenity.
The 2024 scheme increased the amount of bedrooms and did not demonstrate that adequate parking could be provided. This proposal will enlarge an existing bedroom and provide a small study. The Highway Officer notes that the plans submitted show no additional bedroom and considers it is unlikely that the proposal will negatively impact the public highway or the off-street parking on the site. The revised plans do not show front boundary treatment and do not form part of the application. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Stotfold Town Council and neighbouring properties have been consulted on the application and no comments have been received. The Ecology Officer was consulted and has raised no objection.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (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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)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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)You are advised to note the comments of the Ecology Officer as follows:
The applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice.You are advised to note the comments of the Ecology Officer as follows:
The applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. |
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