| Informative Notes: | | 1
)Reasons for granting:
The application site is a detached dwelling located on Leafields, Houghton Regis. The proposal is for a single storey rear extension with changes to fenestration's. The rear extension would have a depth of 3.6m, a width of 4.4m and an overall height of 3.67m.
The single storey extension to the rear would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. Overall, the proposal 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 changes to the fenestration to the northeast side elevation, at ground floor level and would not be visible to the streetscene and would be considered proportionate in scale. Overall, the fenestration changes are 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 would be set off the boundary with No.17 Leafields. Given the scale and design of the proposed development it would have a limited impact to this neighbour in terms of loss of light, however due to the scale of proposal and the rear extension passing the assessment for loss of light it is not considered that the impact would be so detrimental to warrant a reason for refusal. It is not considered that the proposal would result in any loss of privacy or overbearing impact to this neighbour. The single storey rear extension is considerably set off the boundary to the south of No.1 The Quadrant. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties 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 application dwelling.
In terms of the changes to fenestration, given the sitting and positioning of the windows to the northeast side elevation there would be no material impact on the residential amenities of any neighbouring properties. These proposed windows would face the side elevation of No.17 Leafields and would serve three non habitable rooms. Due to there being no fenestration on this side elevation of No.17 Leafields it would not result in any additional overlooking or a loss of privacy for this neighbouring property.
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. It is noted that the rear extension would be on an area of existing hard standing. The dwelling does not benefit from a large rear garden, however there is considered to be suitable amenity space to the side of the property to ensure that the dwelling house would have sufficient private amenity space.
The parish council were consulted on this application and made no comments. The highways officer was consulted on this application and they said that the site does not meet the required parking standards which states that a 5 bedroom dwelling should have a minimum of 4 off-road parking spaces. A parking plan has been provided showing the provision of 3 car parking spaces. Whilst it is noted that due to the increase of bedrooms from a four bedroom to a five bedroom property the application would not meet the Parking Standards in the new developments SPD, the proposed single storey rear extension would provide ground floor flexible accommodation to future occupiers of this dwelling. It is considered that the proposal would not cause a significant highway safety issue and so would not warrant a reason for refusal. Therefore, on balance the proposal would be in accordance with Policy T2 and T3 of the Central Bedfordshire Local Plan, Section 12 of the NPPF and the Central Bedfordshire Design Guide (2023).
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 Section 12 of the Central Bedfordshire Design Guide 2023.Reasons for granting:
The application site is a detached dwelling located on Leafields, Houghton Regis. The proposal is for a single storey rear extension with changes to fenestration's. The rear extension would have a depth of 3.6m, a width of 4.4m and an overall height of 3.67m.
The single storey extension to the rear would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. Overall, the proposal 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 changes to the fenestration to the northeast side elevation, at ground floor level and would not be visible to the streetscene and would be considered proportionate in scale. Overall, the fenestration changes are 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 would be set off the boundary with No.17 Leafields. Given the scale and design of the proposed development it would have a limited impact to this neighbour in terms of loss of light, however due to the scale of proposal and the rear extension passing the assessment for loss of light it is not considered that the impact would be so detrimental to warrant a reason for refusal. It is not considered that the proposal would result in any loss of privacy or overbearing impact to this neighbour. The single storey rear extension is considerably set off the boundary to the south of No.1 The Quadrant. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties 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 application dwelling.
In terms of the changes to fenestration, given the sitting and positioning of the windows to the northeast side elevation there would be no material impact on the residential amenities of any neighbouring properties. These proposed windows would face the side elevation of No.17 Leafields and would serve three non habitable rooms. Due to there being no fenestration on this side elevation of No.17 Leafields it would not result in any additional overlooking or a loss of privacy for this neighbouring property.
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. It is noted that the rear extension would be on an area of existing hard standing. The dwelling does not benefit from a large rear garden, however there is considered to be suitable amenity space to the side of the property to ensure that the dwelling house would have sufficient private amenity space.
The parish council were consulted on this application and made no comments. The highways officer was consulted on this application and they said that the site does not meet the required parking standards which states that a 5 bedroom dwelling should have a minimum of 4 off-road parking spaces. A parking plan has been provided showing the provision of 3 car parking spaces. Whilst it is noted that due to the increase of bedrooms from a four bedroom to a five bedroom property the application would not meet the Parking Standards in the new developments SPD, the proposed single storey rear extension would provide ground floor flexible accommodation to future occupiers of this dwelling. It is considered that the proposal would not cause a significant highway safety issue and so would not warrant a reason for refusal. Therefore, on balance the proposal would be in accordance with Policy T2 and T3 of the Central Bedfordshire Local Plan, Section 12 of the NPPF and the Central Bedfordshire Design Guide (2023).
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 Section 12 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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)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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