| Informative Notes: | | 1
)Reasons for Granting:
The proposed development is for the erection of a two-storey rear extension, to the rear south facing elevation of this detached bungalow.
The proposal would span the entirety of the existing rear elevation and measure some 12.2 metres in width, some 5.7 metres in depth at its fullest eastern (facing) and central sections and some 4 metres in depth at its narrowest western (facing) section.
The proposed rear extension would measure some 7.1 metres in height.
Due to the significant change in levels at the rear garden which slopes downhill, the proposal would facilitate in effect an extension to the ground floor space of the existing bungalow at street level and, with a two-storey height extension towards the rear of the property due to the sloping levels of the rear garden.
The ground floor would facilitate a kitchen, dining area, snug and playroom in the basement section and the second storey would facilitate a bedroom and sitting room. There would be a void in the central section.
The proposed finished materials would comprise a smooth render in white. The roof tiles would match the existing and the upvc windows and doors in white would be replaced with an aluminium colour grey.
Located to the rear and not highly visible within the street scene, 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 current scheme has been reduced in scale from the previous scheme on (CB/24/00570/FULL). The height and depth have been reduced and the western section which would be closest to this neighbour reduced from some 5.7 metres to 4 metres.
Neighbouring property no.46 Fallowfield, (located to the west), would be considered adequately separated and partially screened so as no detrimental impacts from the proposed works would arise. The levels between the site have been assessed and is considered acceptable. A condition has been attached for the proposed ground floor and first floor windows that would face this neighbour, to be obscure glazed.
Adjacent neighbouring no. 50 Fallowfield, (located to the east) would be considered adequately separated and screened so as no detrimental impacts from the proposed works to arise. It is noted that a rear extension was recently granted at this property, on application (CB/24/00139) with a similar ridge height as the adjoined existing property with the rear wall of the extension at a greater height, due to the sloping levels present. It is considered that should the not be constructed the proposed development would remain acceptable with the existing relationship.
The Tree Officer noted some soft landscaping would be lost and that this would be minor and raised no objection. Notes to the applicant have been included from Ecology.
The planning history of the site has been taken into account when considering this application. The application was subject to public consultation and no objections or comments were received prior to making this decision.
It is considered that due to the dwelling's siting in relation to neighbouring properties, that the addition of a rear two-storey extension would not result in a loss of light or undue loss of outlook for any adjacent neighbouring property. The proposal, in terms of the 45-degree rule is acceptable.
The proposal increases the number of bedrooms from three to four and therefore would be required to demonstrate an additional parking space. It is considered that there is adequate parking space on site. The Highways Officer was consulted on the previous application (CB/00570/FULL) and was satisfied that 3 workable parking spaces could be provided. Notes to the applicant regarding Highways safety have been attached.
The proposal is considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the NPPF, and Section 11 of the Central Bedfordshire Design Guide (2023).Reasons for Granting:
The proposed development is for the erection of a two-storey rear extension, to the rear south facing elevation of this detached bungalow.
The proposal would span the entirety of the existing rear elevation and measure some 12.2 metres in width, some 5.7 metres in depth at its fullest eastern (facing) and central sections and some 4 metres in depth at its narrowest western (facing) section.
The proposed rear extension would measure some 7.1 metres in height.
Due to the significant change in levels at the rear garden which slopes downhill, the proposal would facilitate in effect an extension to the ground floor space of the existing bungalow at street level and, with a two-storey height extension towards the rear of the property due to the sloping levels of the rear garden.
The ground floor would facilitate a kitchen, dining area, snug and playroom in the basement section and the second storey would facilitate a bedroom and sitting room. There would be a void in the central section.
The proposed finished materials would comprise a smooth render in white. The roof tiles would match the existing and the upvc windows and doors in white would be replaced with an aluminium colour grey.
Located to the rear and not highly visible within the street scene, 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 current scheme has been reduced in scale from the previous scheme on (CB/24/00570/FULL). The height and depth have been reduced and the western section which would be closest to this neighbour reduced from some 5.7 metres to 4 metres.
Neighbouring property no.46 Fallowfield, (located to the west), would be considered adequately separated and partially screened so as no detrimental impacts from the proposed works would arise. The levels between the site have been assessed and is considered acceptable. A condition has been attached for the proposed ground floor and first floor windows that would face this neighbour, to be obscure glazed.
Adjacent neighbouring no. 50 Fallowfield, (located to the east) would be considered adequately separated and screened so as no detrimental impacts from the proposed works to arise. It is noted that a rear extension was recently granted at this property, on application (CB/24/00139) with a similar ridge height as the adjoined existing property with the rear wall of the extension at a greater height, due to the sloping levels present. It is considered that should the not be constructed the proposed development would remain acceptable with the existing relationship.
The Tree Officer noted some soft landscaping would be lost and that this would be minor and raised no objection. Notes to the applicant have been included from Ecology.
The planning history of the site has been taken into account when considering this application. The application was subject to public consultation and no objections or comments were received prior to making this decision.
It is considered that due to the dwelling's siting in relation to neighbouring properties, that the addition of a rear two-storey extension would not result in a loss of light or undue loss of outlook for any adjacent neighbouring property. The proposal, in terms of the 45-degree rule is acceptable.
The proposal increases the number of bedrooms from three to four and therefore would be required to demonstrate an additional parking space. It is considered that there is adequate parking space on site. The Highways Officer was consulted on the previous application (CB/00570/FULL) and was satisfied that 3 workable parking spaces could be provided. Notes to the applicant regarding Highways safety have been attached.
The proposal is considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 12 of the NPPF, and Section 11 of the Central Bedfordshire Design Guide (2023). |
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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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)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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)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:
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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)No objection to the proposal though 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.No objection to the proposal though 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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)The applicant is advised that parking for contractor's vehicles and the storage of materials 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 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 highwayThe applicant is advised that parking for contractor's vehicles and the storage of materials 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 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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