| Informative Notes: | | 1
)Reasons for granting:
The application site is a detached dwelling located on Miles Avenue, Leighton Buzzard. The proposal is for a loft conversion with rear facing dormer and roof lights to front elevation. The rear dormer will have a depth of 4.5m, a width of 7.8m and an overall height of 2.65m.
The proposed rear dormer would not be visible within the streetscene. There is an existing range of rear dormers in the local area notably the neighbouring property, 10 Miles Avenue, and due to this it is considered the rear dormer would be in keeping with the local area and the scale and design would remain proportionate to the property. The rear dormer will be finished in cladding and this a design feature of a modern dwelling. The finish is not considered harmful to the streetscene or surrounding area and will compliment the design of the property. The loft conversion will not be readily visible to the street scene and it is considered respectful of the original built form of the dwelling. 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. Overall, 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 dormer due to its positioning in relation to No.112 and No.114 Vandyke Road would lead to potential views over the private amenity space. However given the relatively large separation distance to the dwellings this would not be considered so significant to warrant a reason for refusal. Similar extensions to the property could be achieved under permitted development. It is not considered that the rear dormer, due to orientation and the scale of the proposal would result in any loss of light or overbearing impact to these neighbours. All other properties are sufficiently separated from the proposed dormer extension. 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. All other neighbouring properties are sufficiently removed from the proposal and would not be adversely impacted.
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 team were consulted on this application and raised no objection to the application but advised the applicant 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 Highways Officer was consulted on the application and they stated the works would increase the number of bedrooms to 4 which has an impact on the required parking provision. The current parking standards require a 4 bedroom dwelling to have a minimum of 3 off-road parking spaces measuring a minimum of 2.5m x 5.0m each and as there are no proposed changes to the existing driveway, the existing parking provision is acceptable.
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 Miles Avenue, Leighton Buzzard. The proposal is for a loft conversion with rear facing dormer and roof lights to front elevation. The rear dormer will have a depth of 4.5m, a width of 7.8m and an overall height of 2.65m.
The proposed rear dormer would not be visible within the streetscene. There is an existing range of rear dormers in the local area notably the neighbouring property, 10 Miles Avenue, and due to this it is considered the rear dormer would be in keeping with the local area and the scale and design would remain proportionate to the property. The rear dormer will be finished in cladding and this a design feature of a modern dwelling. The finish is not considered harmful to the streetscene or surrounding area and will compliment the design of the property. The loft conversion will not be readily visible to the street scene and it is considered respectful of the original built form of the dwelling. 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. Overall, 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 dormer due to its positioning in relation to No.112 and No.114 Vandyke Road would lead to potential views over the private amenity space. However given the relatively large separation distance to the dwellings this would not be considered so significant to warrant a reason for refusal. Similar extensions to the property could be achieved under permitted development. It is not considered that the rear dormer, due to orientation and the scale of the proposal would result in any loss of light or overbearing impact to these neighbours. All other properties are sufficiently separated from the proposed dormer extension. 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. All other neighbouring properties are sufficiently removed from the proposal and would not be adversely impacted.
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 team were consulted on this application and raised no objection to the application but advised the applicant 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 Highways Officer was consulted on the application and they stated the works would increase the number of bedrooms to 4 which has an impact on the required parking provision. The current parking standards require a 4 bedroom dwelling to have a minimum of 3 off-road parking spaces measuring a minimum of 2.5m x 5.0m each and as there are no proposed changes to the existing driveway, the existing parking provision is acceptable.
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. |
| 3
)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. |
| 4
)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). |
| 5
)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. |
| 6
)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 |
|
|---|