| Informative Notes: | | 1
)Reasons for granting:
The application is a detached dwelling located on Grebe Drive, Leighton Buzzard. The proposal is for single storey rear extensions and garage conversion. The single storey extension located at the rear of the existing garage would have a depth of 1.1m, a width of 2.92m and a flat roof height of 2.84. The single storey extension located at the rear of the dwelling would have a depth of 3.2m, a width of 4.17m and a flat roof height of 2.87m.
The single storey rear extensions would not be readily visible within the street scene. They are considered proportionate in scale to the dwelling, and are not considered to have a material impact on the character and appearance of the area. The garage conversion would be visible to the streetscene however it is considerably set back from the front of the dwelling. It is considered that the garage conversion would not have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan. Overall, the proposed development is not considered to have a detrimental 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 at the rear of the dwelling is set off the boundary with No.24 Grebe Drive. Given the orientation of the dwellings and the scale and design of the proposed extension it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. The single storey rear extension at the rear of the existing garage is set on the boundary with No.20 Grebe Drive. Given the existing built form on site and existing built form on the neighbouring property it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. The single storey rear extension at the rear of the existing garage is set near the boundary with No.23 and No.21 Goldfinch. Given the single storey nature of the proposal and separation distance between these properties it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to these neighbours. All other neighbouring properties are considered sufficiently separated.
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.
The Parish Council were consulted on the application and have raised no objections subject to the highways team being satisfied with the proposed parking layout. The Highways Officer was consulted on the application and they concluded that the works would create a 4th bedroom and the applicant has shown 3 parking spaces which can be deemed acceptable and so there are no Highways DM objections to the proposal. The Ecology Officer was consulted on this application and raised no objections.
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 11 of Central Bedfordshire Design Guide 2023.Reasons for granting:
The application is a detached dwelling located on Grebe Drive, Leighton Buzzard. The proposal is for single storey rear extensions and garage conversion. The single storey extension located at the rear of the existing garage would have a depth of 1.1m, a width of 2.92m and a flat roof height of 2.84. The single storey extension located at the rear of the dwelling would have a depth of 3.2m, a width of 4.17m and a flat roof height of 2.87m.
The single storey rear extensions would not be readily visible within the street scene. They are considered proportionate in scale to the dwelling, and are not considered to have a material impact on the character and appearance of the area. The garage conversion would be visible to the streetscene however it is considerably set back from the front of the dwelling. It is considered that the garage conversion would not have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan. Overall, the proposed development is not considered to have a detrimental 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 at the rear of the dwelling is set off the boundary with No.24 Grebe Drive. Given the orientation of the dwellings and the scale and design of the proposed extension it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. The single storey rear extension at the rear of the existing garage is set on the boundary with No.20 Grebe Drive. Given the existing built form on site and existing built form on the neighbouring property it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. The single storey rear extension at the rear of the existing garage is set near the boundary with No.23 and No.21 Goldfinch. Given the single storey nature of the proposal and separation distance between these properties it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to these neighbours. All other neighbouring properties are considered sufficiently separated.
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.
The Parish Council were consulted on the application and have raised no objections subject to the highways team being satisfied with the proposed parking layout. The Highways Officer was consulted on the application and they concluded that the works would create a 4th bedroom and the applicant has shown 3 parking spaces which can be deemed acceptable and so there are no Highways DM objections to the proposal. The Ecology Officer was consulted on this application and raised no objections.
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 11 of Central Bedfordshire Design Guide 2023. |
| 2
)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. |
| 3
)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. |
| 4
)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). |
| 5
)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. |
| 6
)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 |
|
|---|