| Informative Notes: | | 1
)Reasons For Granting,
The property is a detached dwellinghouse located on Newbury Lane in Silsoe. The proposal consists of a single storey side extension to create a double garage, and the conversion of an existing single garage into a utility room and study.
The proposed new extension would measure 6.07m in width and 6.07m in depth, and the converted garage would remain the same size (2.9m in width and 6.6m in depth). Additionally, a pitched roof is proposed across both the garage conversion and the new single storey side extension, with an eaves height of 2.46m, and a highest point measuring 4.13m. An additional roof pitch is proposed facing the front elevation above the garage conversion, which will have an eaves height of 2.6m, and a highest point of 3.6m
The proposal would be visible from the streetscene of Newbury Lane, however it would remain set back from the public highway, and would be partially screened through a line of hedges located across the front of the property. Newbury Lane is characterized by a mixed grain and pattern of development, so the proposed side extension would not have a detrimental impact on the character and appearance of the surrounding area.
Section 11.23.1 of the Central Bedfordshire Design Guide states that proposed side extensions should be proportionate to the dimensions of the main dwellinghouse, and should have a lesser width than the main dwellinghouse. The proposed side extension would measure 6.07m in relation to the width of the main dwellinghouse (including the existing single garage) would measure 14.2m. Therefore it is considered that the proposal would remain proportionate to the main dwellinghouse, and would not appear visually dominant in relation to the existing built form on the application site.
The proposal would extend the property closer to the adjacent neighbour (64 Ampthill Road). However there is a notable separation distance between the two properties (currently separated by 16.92m), and alongside the single storey nature of the proposal, no negative impacts on the residential amenities of this adjacent neighbour are expected to occur.
The proposal would be visible to the neighbour located to the rear and side of the application site (62 Ampthill Road). However due existing boundary treatment in the form of an existing fenceline, and the proposal facing into the garden of this application site rather than towards the main dwellinghouse, similarly no impacts to neighbouring amenity are expected.
The proposal is obscured from the other adjacent neighbour (81 Newbury Lane) by the bulk of the main dwellinghouse, and alongside a significant separation distance between the two properties, this adjacent neighbour would not be affected by the introduction of this proposal.
All other properties are considered sufficiently separated from the application site for there to be any material impacts.
A Highways Officer was consulted on the viability of this proposal, and stated that despite the proposal creating a garage for two cars, the proposed garage would only be able to support one parking space, but raised no objection to the proposal. Due to hard standing located to the front of the proposal, and no additional bedrooms proposed within the scheme, adequate parking provision would be maintained on site.
Additional comments were made by the Highways Officer, and they have been attached to this report.
Silsoe Parish Council were consulted within this application, and raised no objection to the proposal. An Ecology Officer was also consulted within this application, and similarly raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would have any material impacts on the residential amenities of any neighbouring properties, and the proposal would not have a detrimental impact on the character and appearance of the surrounding area. Therefore the proposal is considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide and the Silsoe Neighbourhood Plan (2017-2035).Reasons For Granting,
The property is a detached dwellinghouse located on Newbury Lane in Silsoe. The proposal consists of a single storey side extension to create a double garage, and the conversion of an existing single garage into a utility room and study.
The proposed new extension would measure 6.07m in width and 6.07m in depth, and the converted garage would remain the same size (2.9m in width and 6.6m in depth). Additionally, a pitched roof is proposed across both the garage conversion and the new single storey side extension, with an eaves height of 2.46m, and a highest point measuring 4.13m. An additional roof pitch is proposed facing the front elevation above the garage conversion, which will have an eaves height of 2.6m, and a highest point of 3.6m
The proposal would be visible from the streetscene of Newbury Lane, however it would remain set back from the public highway, and would be partially screened through a line of hedges located across the front of the property. Newbury Lane is characterized by a mixed grain and pattern of development, so the proposed side extension would not have a detrimental impact on the character and appearance of the surrounding area.
Section 11.23.1 of the Central Bedfordshire Design Guide states that proposed side extensions should be proportionate to the dimensions of the main dwellinghouse, and should have a lesser width than the main dwellinghouse. The proposed side extension would measure 6.07m in relation to the width of the main dwellinghouse (including the existing single garage) would measure 14.2m. Therefore it is considered that the proposal would remain proportionate to the main dwellinghouse, and would not appear visually dominant in relation to the existing built form on the application site.
The proposal would extend the property closer to the adjacent neighbour (64 Ampthill Road). However there is a notable separation distance between the two properties (currently separated by 16.92m), and alongside the single storey nature of the proposal, no negative impacts on the residential amenities of this adjacent neighbour are expected to occur.
The proposal would be visible to the neighbour located to the rear and side of the application site (62 Ampthill Road). However due existing boundary treatment in the form of an existing fenceline, and the proposal facing into the garden of this application site rather than towards the main dwellinghouse, similarly no impacts to neighbouring amenity are expected.
The proposal is obscured from the other adjacent neighbour (81 Newbury Lane) by the bulk of the main dwellinghouse, and alongside a significant separation distance between the two properties, this adjacent neighbour would not be affected by the introduction of this proposal.
All other properties are considered sufficiently separated from the application site for there to be any material impacts.
A Highways Officer was consulted on the viability of this proposal, and stated that despite the proposal creating a garage for two cars, the proposed garage would only be able to support one parking space, but raised no objection to the proposal. Due to hard standing located to the front of the proposal, and no additional bedrooms proposed within the scheme, adequate parking provision would be maintained on site.
Additional comments were made by the Highways Officer, and they have been attached to this report.
Silsoe Parish Council were consulted within this application, and raised no objection to the proposal. An Ecology Officer was also consulted within this application, and similarly raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would have any material impacts on the residential amenities of any neighbouring properties, and the proposal would not have a detrimental impact on the character and appearance of the surrounding area. Therefore the proposal is considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide and the Silsoe Neighbourhood Plan (2017-2035). |
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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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)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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) The applicant is advised that parking for contractor's vehicles and the storage of materials 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 applicant is advised that parking for contractor's vehicles and the storage of materials 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 |
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) 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 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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