| Informative Notes: | | 1
)Reasons for granting
The application site is 105 Manor Road, Caddington. The host dwelling is detached dwelling constructed of brickwork with a tiled roof.
The proposed development includes front, side and rear extension with loft conversion with rear dormer and various roof lights.
The proposed front and side rear extension would be visible within the public realm with views along Manor Road. However, due to their design and siting it would not have a detrimental impact on the character and appearance of the area. The proposed rear dormer would be sited to the rear of the host dwelling and whilst there would not be views of the rear dormer along Manor Road, it would be visible along Willow Grove. Due to the modest nature of the rear dormer and its siting it is considered on balance that the proposal would not result in a detrimental impact to the character and appearance of the area. The proposed rear extension due to its appropriate scale and design would not be considered to result in an adverse impact to the character and appearance of the area.
In terms of impact on neighbouring amenity. the proposed front, side and rear extension would be sited adjacent to the shared boundary with No. 101 Manor Road; however, there would be an adequate separation distance from the nearest built form of this neighbour. On balance, due to the height, scale and design of the proposed development and the separation distance from the nearest built form of this neighbour it is not considered that the proposal would have a detrimental impact in regard to the amenity of No. 101. No. 1 Hawthorn Crescent would be screened by the front and side extension. It is therefore considered that these aspects of the proposal would not have a detrimental to the amenities of this neighbour. The proposed single storey rear extension would be separated from the rear built form of No. 1 by some 7.8 metres. Due to its single storey nature and adequate separation from the nearest built form of this neighbour it is not considered to result in a harmful impact to the amenities of No. 1. No. 107 Manor Road would be screened from the side dormer and side extension. Moreover, the front and rear extensions would be adequately separated from the built form of No. 107. It is therefore considered that the side dormer, front and rear extensions would not result in a detrimental impact to the amenities of this neighbour. To the rear of the site is No. 1 Willow Grove there would be a separation distance from the rear boundary of some 13.8 metres and there would be a further separation distance from the nearest built form of this neighbour. As such, due to the sufficient distance from the shared rear boundary and the further separation distance from the nearest built form of this neighbour, it is not considered that the proposal would have a detrimental impact on the privacy of the neighbouring property to the rear. Moreover, the side and rear extension due to their single storey nature, would not result in a detrimental impact to the amenities of this neighbour.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
In terms of parking and access, the Council's Highways Officer was consulted on the application and commented that the proposal would increase the number of bedrooms from 2 to 3. The Highways Officer went onto say that there is no proposal to increase the number of parking spaces and there appears to be enough room to accommodate two or three cars and while the access from the highway appears to be narrow this applicant has widened the gate entrance. As a result, this vehicle crossing of the footway needs to be widened but this is not related to the proposal so I question if it should be a requirement of this application. As such, the Council's Highways Officer recommended a condition in regard to cycle storage and cycle parking for visitors. However, due to the proposal being a domestic extension, this condition is considered unreasonable and has therefore not been included as a condition to the application. A condition has been appended to the application to ensure that details for parking arrangement for 3 cars within the curtilage of the site are submitted to the Local Planning Authority. An informative note has also been included to the planning application, advising the applicant that in order to comply with condition 3, the vehicle crossing of the footway needs to be widened.
The application was subject to public consultation and no representation in relation to the proposed development were received.
The proposal is therefore considered to be in accordance with, Policy of the Central Bedfordshire Local Plan (2021). Additionally subject to the adherence to condition 3 the proposal would be in accordance with Policies T2 and T3 of the CBLP, Caddington and Slip End Neighbourhood Plan (2016-2031), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting
The application site is 105 Manor Road, Caddington. The host dwelling is detached dwelling constructed of brickwork with a tiled roof.
The proposed development includes front, side and rear extension with loft conversion with rear dormer and various roof lights.
The proposed front and side rear extension would be visible within the public realm with views along Manor Road. However, due to their design and siting it would not have a detrimental impact on the character and appearance of the area. The proposed rear dormer would be sited to the rear of the host dwelling and whilst there would not be views of the rear dormer along Manor Road, it would be visible along Willow Grove. Due to the modest nature of the rear dormer and its siting it is considered on balance that the proposal would not result in a detrimental impact to the character and appearance of the area. The proposed rear extension due to its appropriate scale and design would not be considered to result in an adverse impact to the character and appearance of the area.
In terms of impact on neighbouring amenity. the proposed front, side and rear extension would be sited adjacent to the shared boundary with No. 101 Manor Road; however, there would be an adequate separation distance from the nearest built form of this neighbour. On balance, due to the height, scale and design of the proposed development and the separation distance from the nearest built form of this neighbour it is not considered that the proposal would have a detrimental impact in regard to the amenity of No. 101. No. 1 Hawthorn Crescent would be screened by the front and side extension. It is therefore considered that these aspects of the proposal would not have a detrimental to the amenities of this neighbour. The proposed single storey rear extension would be separated from the rear built form of No. 1 by some 7.8 metres. Due to its single storey nature and adequate separation from the nearest built form of this neighbour it is not considered to result in a harmful impact to the amenities of No. 1. No. 107 Manor Road would be screened from the side dormer and side extension. Moreover, the front and rear extensions would be adequately separated from the built form of No. 107. It is therefore considered that the side dormer, front and rear extensions would not result in a detrimental impact to the amenities of this neighbour. To the rear of the site is No. 1 Willow Grove there would be a separation distance from the rear boundary of some 13.8 metres and there would be a further separation distance from the nearest built form of this neighbour. As such, due to the sufficient distance from the shared rear boundary and the further separation distance from the nearest built form of this neighbour, it is not considered that the proposal would have a detrimental impact on the privacy of the neighbouring property to the rear. Moreover, the side and rear extension due to their single storey nature, would not result in a detrimental impact to the amenities of this neighbour.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
In terms of parking and access, the Council's Highways Officer was consulted on the application and commented that the proposal would increase the number of bedrooms from 2 to 3. The Highways Officer went onto say that there is no proposal to increase the number of parking spaces and there appears to be enough room to accommodate two or three cars and while the access from the highway appears to be narrow this applicant has widened the gate entrance. As a result, this vehicle crossing of the footway needs to be widened but this is not related to the proposal so I question if it should be a requirement of this application. As such, the Council's Highways Officer recommended a condition in regard to cycle storage and cycle parking for visitors. However, due to the proposal being a domestic extension, this condition is considered unreasonable and has therefore not been included as a condition to the application. A condition has been appended to the application to ensure that details for parking arrangement for 3 cars within the curtilage of the site are submitted to the Local Planning Authority. An informative note has also been included to the planning application, advising the applicant that in order to comply with condition 3, the vehicle crossing of the footway needs to be widened.
The application was subject to public consultation and no representation in relation to the proposed development were received.
The proposal is therefore considered to be in accordance with, Policy of the Central Bedfordshire Local Plan (2021). Additionally subject to the adherence to condition 3 the proposal would be in accordance with Policies T2 and T3 of the CBLP, Caddington and Slip End Neighbourhood Plan (2016-2031), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
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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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)The applicant is advised that in order to comply with condition 3 of this planning application, the vehicle crossover needs to be widened. An application to the Highways Team will be required.The applicant is advised that in order to comply with condition 3 of this planning application, the vehicle crossover needs to be widened. An application to the Highways Team will be required. |
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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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