| Informative Notes: | | 1
)Reasons for granting:
The application site is a detached dwelling located on Heath Road, Leighton Buzzard. The proposal is for a front and rear dormer loft addition, front porch, single-storey rear extension and detached outbuilding. The proposed front porch would have a depth of 1.22m, a width of 2m and a flat roof height of 2.58m. The proposed rear extension would have a depth of 2.92m, a width of 2.5m and a flat roof height of 2.88m. The proposed outbuilding would have a depth of 3.2m, a width of 5.4m and a flat roof height of 2.5m. The proposed front dormers would have a depth of 2.9m, a width of 2.6m and an overall height of 2.1m. The proposed rear dormer would have a depth of 3.8m, a width of 7.76m and an overall height of 2.5m.
The single storey rear extension would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. The front porch would be visible to the streetscene and would extend beyond the existing front of the property however it would be set back from the highway boundary. There is an existing range of front extensions in the local area and due to this it is considered the front extension would be in keeping with the local area and the scale and design would remain proportionate to the property. The proposed outbuilding would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. The proposed rear dormer and juliet balcony would not be visible within the streetscene. 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 proposed rooflights would be visible within the streetscene however they are considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area. The loft conversion will be visible to the street scene, however it is considered respectful of the original built form of the dwelling and to blend well with the surrounding pattern of development within Heath Road where many dwellings have benefited from loft conversions. The proposed front dormers will be visible to the streetscene. However, due to the scale and design of the proposed front dormers, it is considered that it would not have a negative impact upon the streetscene. The proposed dormers and extensions are set to be finished with vertical larch timber cladding and this is a common design feature of a modern dwelling and is not considered harmful to the streetscene or surrounding area and will compliment the design of the property. On balance, the proposed development is not considered to have a material 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 is set near the boundary with No.77 Heath Road. Given the orientation of the dwellings and existing heavy foliage on site it is not considered that the proposal would have a material impact on the residential amenities of these neighbours. All neighbours for the front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal. The detached outbuilding is set near the boundary with No.44, No.46 Plantation Road and No.77 Heath Road. Given the large separation distance to the dwellings, existing heavy foliage on site, siting, design and scale of development it is not considered that the proposal would have a material impact on the residential amenities of these neighbours. The works to convert the roof space are of a scale and design that would not result in an overbearing impact, a loss of light or a loss of privacy to any neighbouring dwelling. Given the sitting of the front dormers due to orientation and the scale of the proposal would not result in any loss of privacy, loss of light or overbearing impact to any neighbours.
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 parking standards being met and an informative be included that the outbuilding remain ancillary to the main dwellinghouse. The outbuilding was achieved under permitted development (CB/24/01146/FULL) and a condition of this being permitted development was that the outbuilding would remain ancillary to the main dwellinghouse. The Ecology Team were consulted on the application and raised no objection. The Highways Officer was consulted on this application and requested additional information regarding parking provision as they currently fall short by one parking space. The increase in bedrooms was achieved under permitted development for this property without a need for an increase in parking spaces and so this issue would not warrant a reason for refusal and it is considered that the proposal would not cause a significant highway safety issue.
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 Heath Road, Leighton Buzzard. The proposal is for a front and rear dormer loft addition, front porch, single-storey rear extension and detached outbuilding. The proposed front porch would have a depth of 1.22m, a width of 2m and a flat roof height of 2.58m. The proposed rear extension would have a depth of 2.92m, a width of 2.5m and a flat roof height of 2.88m. The proposed outbuilding would have a depth of 3.2m, a width of 5.4m and a flat roof height of 2.5m. The proposed front dormers would have a depth of 2.9m, a width of 2.6m and an overall height of 2.1m. The proposed rear dormer would have a depth of 3.8m, a width of 7.76m and an overall height of 2.5m.
The single storey rear extension would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. The front porch would be visible to the streetscene and would extend beyond the existing front of the property however it would be set back from the highway boundary. There is an existing range of front extensions in the local area and due to this it is considered the front extension would be in keeping with the local area and the scale and design would remain proportionate to the property. The proposed outbuilding would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. The proposed rear dormer and juliet balcony would not be visible within the streetscene. 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 proposed rooflights would be visible within the streetscene however they are considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area. The loft conversion will be visible to the street scene, however it is considered respectful of the original built form of the dwelling and to blend well with the surrounding pattern of development within Heath Road where many dwellings have benefited from loft conversions. The proposed front dormers will be visible to the streetscene. However, due to the scale and design of the proposed front dormers, it is considered that it would not have a negative impact upon the streetscene. The proposed dormers and extensions are set to be finished with vertical larch timber cladding and this is a common design feature of a modern dwelling and is not considered harmful to the streetscene or surrounding area and will compliment the design of the property. On balance, the proposed development is not considered to have a material 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 is set near the boundary with No.77 Heath Road. Given the orientation of the dwellings and existing heavy foliage on site it is not considered that the proposal would have a material impact on the residential amenities of these neighbours. All neighbours for the front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal. The detached outbuilding is set near the boundary with No.44, No.46 Plantation Road and No.77 Heath Road. Given the large separation distance to the dwellings, existing heavy foliage on site, siting, design and scale of development it is not considered that the proposal would have a material impact on the residential amenities of these neighbours. The works to convert the roof space are of a scale and design that would not result in an overbearing impact, a loss of light or a loss of privacy to any neighbouring dwelling. Given the sitting of the front dormers due to orientation and the scale of the proposal would not result in any loss of privacy, loss of light or overbearing impact to any neighbours.
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 parking standards being met and an informative be included that the outbuilding remain ancillary to the main dwellinghouse. The outbuilding was achieved under permitted development (CB/24/01146/FULL) and a condition of this being permitted development was that the outbuilding would remain ancillary to the main dwellinghouse. The Ecology Team were consulted on the application and raised no objection. The Highways Officer was consulted on this application and requested additional information regarding parking provision as they currently fall short by one parking space. The increase in bedrooms was achieved under permitted development for this property without a need for an increase in parking spaces and so this issue would not warrant a reason for refusal and it is considered that the proposal would not cause a significant highway safety issue.
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. |
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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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)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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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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