| Informative Notes: | | 1
)Reasons for granting:
The proposal seeks planning permission for a hip to gable extension and a rear dormer. The proposal originally included works for a single storey rear extension however this has been removed from the scheme. The proposed hip to gable extension would be visible within the street scene of Stanbridge Road, however examples of hip to gable extensions can be found within the street scene, most notably at neighbouring property No.226. The proposed rear dormer would not be visible to the street scene however would be set down from the ridgeline and would be set back from the eaves of the dwelling and as such would appear subservient to the host dwelling.
The proposal due to its scale, design and siting (in regard to both proximity to boundary and relationship with neighbouring dwellings) would not result in a harmful overbearing impact or a material loss of light. The proposed rear dormer would achieve some overlooking over the rear amenity of neighbouring properties numbers 226 and 230 Stanbridge Road, however, it is considered that this overlooking would be similar to the existing views achievable from existing first floor rear windows. As such, the proposal is not considered to create any additional overlooking concerns.
The Town Council has not objected to the scheme, subject to parking standards being met. The Highways Officer has raised concerns that in the absence of a parking plan, the proposal may not be able to achieve 3 parking spaces in line with the council's parking standards. From undertaking a site visit, it is considered that the application site would have sufficient parking for two vehicles. Whilst the parking spaces available are technically below the size expected within the Parking Standards in New Development's SPD, it is considered that the proposal could likely be achieved under permitted development without the need for planning permission and as such, it is considered that the proposed development would not have a greater adverse impact on the highway that what can be achieved under permitted development.
Neighbouring properties have been consulted on the application and no comments have been received. The Council's Ecologist has advised the applicant regarding the roof works that it is the legal responsibility of the contractor to check for bats. An informative will be attached to the decision notice advising the application of this.
It is considered that the proposal would be in accordance with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan, and the Central Bedfordshire Design Guide.Reasons for granting:
The proposal seeks planning permission for a hip to gable extension and a rear dormer. The proposal originally included works for a single storey rear extension however this has been removed from the scheme. The proposed hip to gable extension would be visible within the street scene of Stanbridge Road, however examples of hip to gable extensions can be found within the street scene, most notably at neighbouring property No.226. The proposed rear dormer would not be visible to the street scene however would be set down from the ridgeline and would be set back from the eaves of the dwelling and as such would appear subservient to the host dwelling.
The proposal due to its scale, design and siting (in regard to both proximity to boundary and relationship with neighbouring dwellings) would not result in a harmful overbearing impact or a material loss of light. The proposed rear dormer would achieve some overlooking over the rear amenity of neighbouring properties numbers 226 and 230 Stanbridge Road, however, it is considered that this overlooking would be similar to the existing views achievable from existing first floor rear windows. As such, the proposal is not considered to create any additional overlooking concerns.
The Town Council has not objected to the scheme, subject to parking standards being met. The Highways Officer has raised concerns that in the absence of a parking plan, the proposal may not be able to achieve 3 parking spaces in line with the council's parking standards. From undertaking a site visit, it is considered that the application site would have sufficient parking for two vehicles. Whilst the parking spaces available are technically below the size expected within the Parking Standards in New Development's SPD, it is considered that the proposal could likely be achieved under permitted development without the need for planning permission and as such, it is considered that the proposed development would not have a greater adverse impact on the highway that what can be achieved under permitted development.
Neighbouring properties have been consulted on the application and no comments have been received. The Council's Ecologist has advised the applicant regarding the roof works that it is the legal responsibility of the contractor to check for bats. An informative will be attached to the decision notice advising the application of this.
It is considered that the proposal would be in accordance with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan, and the Central Bedfordshire Design Guide. |
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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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)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.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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)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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)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:
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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