| Informative Notes: | | 1
)Reasons for granting
The application site is No. 11 Sand Road, Flitton. The dwelling is a semi-detached and is surrounded by dwellings of similar design. To the east and rear, the host dwelling is surrounded by open countryside with mature landscaping.
The proposed development would include a part single and two storey front and rear extensions and two storey side extension.
The proposed front and side extensions would be highly visible from the streetscene with views along Sand Road. Revised plans were sought by the local planning authority to reduce the bulk of the two storey front and side extension to ensure that it matches the existing architectural features of the host dwelling. The gable has been set in and this ensures that it does not protrude beyond the existing roof profile of the dwelling. As such, the revised two storey extension would be considered acceptable as it would reflect the existing architectural features such as the half gable on the west side of the host dwelling. Whilst the two storey extensions are not subordinate, contrary to the advice given in section 11 the Central Bedfordshire Design Guide (2023), given that the extensions would replicate similar architectural features of the host dwelling and its reduced bulk it is considered on balance to not have a significant impact on the character and appearance of the dwelling, or area. The proposed part single front extension would have a sloping pitched roof and due to its modest design and scale it would not be considered to result in any adverse impact on the character and appearance of the dwelling, or area. The proposed part single and two storey rear extensions would be sited to the rear of the dwelling; due to the siting of the dwelling within the streetscene there would be partial views from the side projection. However, due to its appropriate, scale, design and the two storey rear extension retaining a gable end pitched roof which would reflect well with the existing features of the host dwelling, it would not be considered to have a detrimental impact on the character and appearance of the dwelling, or area.
In terms of impact on neighbouring amenity, the proposed development would be sited some 3.7 metres from the shared side boundary. Due to the sufficient distance from the shared side boundary and the appropriate scale and design of the proposed development, it is not considered that the proposal would result in an adverse impact to the amenities of the occupants at No. 9 Sand Road.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The Council's Highways Officer was consulted on the application and commented that the number of bedrooms would increase from 3 to 4, due to the size of the study it has been included as a bedroom. Due to the side extension, the parking provision here has been lost as the area is too narrow to accommodate vehicle parking using the current guidance. A 4 bedroom dwelling will require 3 parking spaces. Only two spaces exist at the site frontage on the hardstanding area. Therefore, another vehicle parking space is required taken from a widened existing access. This has been appended as a condition to the application. Conditions have also been appended to the application to ensure the carriage of mud or other extraneous material or surface water do not enter into the highway. A condition has also been appended to ensure the parking provision on site shall not be used for any purpose, other than as parking provision.
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 (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. Moreover, subject to the proposal adherence to the above mentioned highways conditions, the proposal would be in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan.Reasons for granting
The application site is No. 11 Sand Road, Flitton. The dwelling is a semi-detached and is surrounded by dwellings of similar design. To the east and rear, the host dwelling is surrounded by open countryside with mature landscaping.
The proposed development would include a part single and two storey front and rear extensions and two storey side extension.
The proposed front and side extensions would be highly visible from the streetscene with views along Sand Road. Revised plans were sought by the local planning authority to reduce the bulk of the two storey front and side extension to ensure that it matches the existing architectural features of the host dwelling. The gable has been set in and this ensures that it does not protrude beyond the existing roof profile of the dwelling. As such, the revised two storey extension would be considered acceptable as it would reflect the existing architectural features such as the half gable on the west side of the host dwelling. Whilst the two storey extensions are not subordinate, contrary to the advice given in section 11 the Central Bedfordshire Design Guide (2023), given that the extensions would replicate similar architectural features of the host dwelling and its reduced bulk it is considered on balance to not have a significant impact on the character and appearance of the dwelling, or area. The proposed part single front extension would have a sloping pitched roof and due to its modest design and scale it would not be considered to result in any adverse impact on the character and appearance of the dwelling, or area. The proposed part single and two storey rear extensions would be sited to the rear of the dwelling; due to the siting of the dwelling within the streetscene there would be partial views from the side projection. However, due to its appropriate, scale, design and the two storey rear extension retaining a gable end pitched roof which would reflect well with the existing features of the host dwelling, it would not be considered to have a detrimental impact on the character and appearance of the dwelling, or area.
In terms of impact on neighbouring amenity, the proposed development would be sited some 3.7 metres from the shared side boundary. Due to the sufficient distance from the shared side boundary and the appropriate scale and design of the proposed development, it is not considered that the proposal would result in an adverse impact to the amenities of the occupants at No. 9 Sand Road.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The Council's Highways Officer was consulted on the application and commented that the number of bedrooms would increase from 3 to 4, due to the size of the study it has been included as a bedroom. Due to the side extension, the parking provision here has been lost as the area is too narrow to accommodate vehicle parking using the current guidance. A 4 bedroom dwelling will require 3 parking spaces. Only two spaces exist at the site frontage on the hardstanding area. Therefore, another vehicle parking space is required taken from a widened existing access. This has been appended as a condition to the application. Conditions have also been appended to the application to ensure the carriage of mud or other extraneous material or surface water do not enter into the highway. A condition has also been appended to ensure the parking provision on site shall not be used for any purpose, other than as parking provision.
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 (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. Moreover, subject to the proposal adherence to the above mentioned highways conditions, the proposal would be in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan. |
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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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)The applicant is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council Highways Department. Upon receipt of this Notice of Planning Approval, the applicant is advised to seek approval from the Local Planning Authority for details of the proposed vehicular access junction in accordance with condition 3. Upon formal approval of details, the applicant is advised to follow this link on the Council website Dropped kerb - applications, conditions and limitations | Central Bedfordshire Council or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The
applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration. To fully discharge condition 3 the applicant should provide evidence to the Local Planning Authority that the Highway Authority have permitted the construction in accordance with the approved plan, before the development is brought into use.The applicant is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council Highways Department. Upon receipt of this Notice of Planning Approval, the applicant is advised to seek approval from the Local Planning Authority for details of the proposed vehicular access junction in accordance with condition 3. Upon formal approval of details, the applicant is advised to follow this link on the Council website Dropped kerb - applications, conditions and limitations | Central Bedfordshire Council or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The
applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration. To fully discharge condition 3 the applicant should provide evidence to the Local Planning Authority that the Highway Authority have permitted the construction in accordance with the approved plan, before the development is brought into use. |
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)The applicant is advised that no private surface water drainage system designed as part of a new development, will be allowed to enter any existing highway surface water drainage system.The applicant is advised that no private surface water drainage system designed as part of a new development, will be allowed to enter any existing highway surface water drainage system. |
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)The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk.The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk. |
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)The applicant is advised that parking for contractor's vehicles and the storage of materials and deliveries associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved.The applicant is advised that parking for contractor's vehicles and the storage of materials and deliveries associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved. |
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)The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway.The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway. |
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