| Informative Notes: | | 1
)Reasons for granting:
The application site is located on the southern side of Stephenson Walk and is a two storey detached dwelling with attached single storey double garage. It is constructed of brick and slate. It is proposed to convert half of the garage into living accommodation which would involve modest design changes. A wall with a pedestrian door will be erected 'behind' the existing garage door on the rear, together with a new internal opening created into the main dwelling. A new ground floor window will be inserted into the front of the garage which will be visually in keeping with the dwelling. A existing ground floor kitchen window (white upvc) will be replaced with bi-fold doors (grey aluminum). Although a different material is proposed it is considered visually acceptable in this residential context and will be screened from the road by the existing brick boundary wall. As such it is considered that there will be no undue harm to the character and appearance of the area.
Given the location of the modest external design changes and offset from adjoining residential properties, it is not considered that the proposal will result in any undue loss of loss of light, privacy or overbearing impact for adjoining properties.
Permitted development rights were removed under condition 3 (retention of garage) attached to ref: MB/04/00742/RM. This proposal seeks to convert half of the garage to living accommodation with the loss of one parking space. The Highway Officer notes that existing parking/ manoeuvring on the site is tight. However, using the current guidance, a 4 bedroom dwelling will require 3 parking spaces and the site has this with the retention of one garage space and two in front (plus one on the driveway) and therefore has no objection to the proposal. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Fairfield Parish Council has no objection to the basic principle of the application based on the information available and providing there are conditions that the construction complies with the Fairfield Neighbourhood Plan Design Statement. Based on the visual assessment above, a materials condition can be attached.
Neighbouring properties have been consulted on the application and no comments have been received. The Highways 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), Policy 1 (Design & Character) of the Adopted Fairfield Neighbourhood Plan (October 2017), 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 located on the southern side of Stephenson Walk and is a two storey detached dwelling with attached single storey double garage. It is constructed of brick and slate. It is proposed to convert half of the garage into living accommodation which would involve modest design changes. A wall with a pedestrian door will be erected 'behind' the existing garage door on the rear, together with a new internal opening created into the main dwelling. A new ground floor window will be inserted into the front of the garage which will be visually in keeping with the dwelling. A existing ground floor kitchen window (white upvc) will be replaced with bi-fold doors (grey aluminum). Although a different material is proposed it is considered visually acceptable in this residential context and will be screened from the road by the existing brick boundary wall. As such it is considered that there will be no undue harm to the character and appearance of the area.
Given the location of the modest external design changes and offset from adjoining residential properties, it is not considered that the proposal will result in any undue loss of loss of light, privacy or overbearing impact for adjoining properties.
Permitted development rights were removed under condition 3 (retention of garage) attached to ref: MB/04/00742/RM. This proposal seeks to convert half of the garage to living accommodation with the loss of one parking space. The Highway Officer notes that existing parking/ manoeuvring on the site is tight. However, using the current guidance, a 4 bedroom dwelling will require 3 parking spaces and the site has this with the retention of one garage space and two in front (plus one on the driveway) and therefore has no objection to the proposal. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Fairfield Parish Council has no objection to the basic principle of the application based on the information available and providing there are conditions that the construction complies with the Fairfield Neighbourhood Plan Design Statement. Based on the visual assessment above, a materials condition can be attached.
Neighbouring properties have been consulted on the application and no comments have been received. The Highways 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), Policy 1 (Design & Character) of the Adopted Fairfield Neighbourhood Plan (October 2017), 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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)NOTES TO APPLICANT:
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 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 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 highwayNOTES TO APPLICANT:
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 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 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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