| Informative Notes: | | 1
)Reasons for granting
The application site is 44 George Street, Leighton Buzzard. The host dwelling is a semi-detached dwelling situated on a corner plot and is surrounded by dwellings with a similar design.
The proposed development would include a first floor side extension and single storey rear extension.
The proposed first floor side extension would be visible within the public realm with views along George Street. The proposal would be set down from the main ridge and set back from the host dwelling achieving the required level of subservience. It would also replicate the existing gable to the front and rear and would therefore respect the existing architectural features of the host dwelling. Therefore, it is not considered that this aspect of the proposal would result in a detrimental impact to the character and appearance of the area. The proposed single storey rear extension would be sited to the rear of the dwellinghouse; however, due to the dwelling being sited within a corner plot the proposed single storey rear extension would be partially visible within the public realm with views along Geroge Close. On balance, due to the appropriate scale and design of the proposed development it is not considered that the proposal would have a material impact on the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed development would be screened by existing built form of the host dwelling from No. 46 George Street. It is therefore not considered to result in any material impact on the residential amenities of No. 46. The proposed single storey rear extension would be sited adjacent to the shared boundary with No. 46 George Street and would protrude beyond No. 46 rear built form by some 3.1 metres. It is considered that the proposal would result in some loss of light to the rear doors that serve No. 46. However, given that there is already some loss of light through existing boundary treatment, it would therefore not warrant refusal of the application given the existing relationship between the two properties. Overall, given the infill nature of the proposal and the rear extension not protruding past the existing single storey rear built form; it is considered on balance that the proposal would not result in a detrimental to the occupants at No. 46 George Street. Neighbouring dwelling No. 36 George Street would be sited to the side / rear boundary of the application site and would be sufficiently separated from the proposal by some 6.1 metres from the shared boundary and there would be a further separation distance of some 8.5 metres from the nearest built form of this neighbour. Moreover, the proposed rear window would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
Leighton-Linslade Town Council raised no objection to the proposal subject to the CBC parking standards being met. The existing dwelling is a 2 bedroom and the proposal would create an additional bedroom. As per the Parking Standards for New Developments the required number of parking spaces remains as 2.
The Council's Ecology Officer was consulted on the application and raised no objection to the proposed works. However, the Ecology Officer stated that if bats are found during the construction period, works should be immediately stopped and Natural England should be contacted for further advice. This has been included as an informative note to the applicant.
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 not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting
The application site is 44 George Street, Leighton Buzzard. The host dwelling is a semi-detached dwelling situated on a corner plot and is surrounded by dwellings with a similar design.
The proposed development would include a first floor side extension and single storey rear extension.
The proposed first floor side extension would be visible within the public realm with views along George Street. The proposal would be set down from the main ridge and set back from the host dwelling achieving the required level of subservience. It would also replicate the existing gable to the front and rear and would therefore respect the existing architectural features of the host dwelling. Therefore, it is not considered that this aspect of the proposal would result in a detrimental impact to the character and appearance of the area. The proposed single storey rear extension would be sited to the rear of the dwellinghouse; however, due to the dwelling being sited within a corner plot the proposed single storey rear extension would be partially visible within the public realm with views along Geroge Close. On balance, due to the appropriate scale and design of the proposed development it is not considered that the proposal would have a material impact on the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed development would be screened by existing built form of the host dwelling from No. 46 George Street. It is therefore not considered to result in any material impact on the residential amenities of No. 46. The proposed single storey rear extension would be sited adjacent to the shared boundary with No. 46 George Street and would protrude beyond No. 46 rear built form by some 3.1 metres. It is considered that the proposal would result in some loss of light to the rear doors that serve No. 46. However, given that there is already some loss of light through existing boundary treatment, it would therefore not warrant refusal of the application given the existing relationship between the two properties. Overall, given the infill nature of the proposal and the rear extension not protruding past the existing single storey rear built form; it is considered on balance that the proposal would not result in a detrimental to the occupants at No. 46 George Street. Neighbouring dwelling No. 36 George Street would be sited to the side / rear boundary of the application site and would be sufficiently separated from the proposal by some 6.1 metres from the shared boundary and there would be a further separation distance of some 8.5 metres from the nearest built form of this neighbour. Moreover, the proposed rear window would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
Leighton-Linslade Town Council raised no objection to the proposal subject to the CBC parking standards being met. The existing dwelling is a 2 bedroom and the proposal would create an additional bedroom. As per the Parking Standards for New Developments the required number of parking spaces remains as 2.
The Council's Ecology Officer was consulted on the application and raised no objection to the proposed works. However, the Ecology Officer stated that if bats are found during the construction period, works should be immediately stopped and Natural England should be contacted for further advice. This has been included as an informative note to the applicant.
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 not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
| 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. |
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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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)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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)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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