| Informative Notes: | | 1
)Reasons for granting:
The application site is a detached dwelling located on Harrow Road, Leighton Buzzard. The proposal is for a single storey wrap around side and rear extension. The proposed rear extension would have a depth of 4.4m, a width of 9.08m and an overall height of 3.7m. The side extension would have a depth 2.32m, a width of 1.8m and an overall height of 3.7m.
Given the existing levels on site, the proposed side extension would be visible to the streetscene. It is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The single storey rear extension would not be readily visible within the street scene. Whilst it is noted that the rear extension would have a large proposed width it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. Overall, despite there being an increase in built form on the application site, 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 proposed rear extension would be set adjacent to the boundary with No.25 Harrow Road. Given the orientation of the dwellings, existing built form on site and the single storey nature of the proposal 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 and side extension is considerably set off the boundary to the east with No.29 Harrow Road. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. It is noted that the site is on an elevated position to No.29 Harrow Road, and the levels of the site have been taking into consideration whilst making this determination. All other neighbours are considered sufficiently separated from the rear extension and side extension for there to be any material impact.
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 Town Council were consulted on the application and have raised no objections. 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 site is a detached dwelling located on Harrow Road, Leighton Buzzard. The proposal is for a single storey wrap around side and rear extension. The proposed rear extension would have a depth of 4.4m, a width of 9.08m and an overall height of 3.7m. The side extension would have a depth 2.32m, a width of 1.8m and an overall height of 3.7m.
Given the existing levels on site, the proposed side extension would be visible to the streetscene. It is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The single storey rear extension would not be readily visible within the street scene. Whilst it is noted that the rear extension would have a large proposed width it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. Overall, despite there being an increase in built form on the application site, 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 proposed rear extension would be set adjacent to the boundary with No.25 Harrow Road. Given the orientation of the dwellings, existing built form on site and the single storey nature of the proposal 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 and side extension is considerably set off the boundary to the east with No.29 Harrow Road. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. It is noted that the site is on an elevated position to No.29 Harrow Road, and the levels of the site have been taking into consideration whilst making this determination. All other neighbours are considered sufficiently separated from the rear extension and side extension for there to be any material impact.
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 Town Council were consulted on the application and have raised no objections. 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. |
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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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)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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)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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