| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a first floor rear extension with alterations to ground floor roof to create a first floor, rear balcony.
The application site comprises a detached, two storey dwelling located along High Street, in Langford. The dwelling is large in its footprint and is located within a large plot. The surrounding area is residential in its nature, characterised with dwellings of a varied design, scale and appearance. The proposals would be largely screened from the public realm from High Street, due to their nature and siting. The proposed first floor extension would be large in its overall scale and size, however, would be sited atop existing ground floor built form. The proposal would respect and reflect the design of the existing dwelling, including an appropriate set down and 'stepped' roof design, which is deemed to result in a subservient and sympathetic appearance. In addition to this, the alterations to the ground floor roof to create a first floor rear balcony would be relatively small scale and would significantly impact the design and appearance of the existing built form. Considering these factors, the proposals would not be considered to give rise to any detrimental impact on the character and appearance of the dwelling, or area.
Regarding neighbouring amenity, the proposed extension and alterations would be well-separated from neighbouring dwellings to the south as to where no detrimental loss of outlook, overbearing impact or loss of light would be deemed to arise. In addition to this, the proposed extension and alterations would be appropriately separated from the shared boundary with neighbouring dwelling No. 44 High Street. Moreover, due to the staggered relationship between the host dwelling and No. 44, the proposals would be well-separated from the built form of this neighbouring dwelling, and would instead be sited towards the end/ rear of its private amenity space. Considering this siting and relationship, the proposals would not be deemed to give rise to any unacceptable loss of outlook, overbearing impact or loss of light to this neighbouring dwelling.
The proposals would introduce a first floor balcony to the rear of the host dwelling. Due to the staggered siting and nature of the host dwelling with its adjacent neighbouring dwellinghouses, the balcony would be sited to the rear and mostly beyond the adjacent private amenity areas. In addition to this, the sides of the ground floor pitched roof would be retained at a height of 1.8 metres from terrace level, thereby screening any outlook from the balcony to its sides (north and south). Considering the above, the balcony would not be considered to result in any detrimental overlooking impact and/ or loss of privacy. Some first-floor windows are proposed within the side elevations of the dwelling. These windows have been noted as obscure glazed and top opening only; however, a condition would be applied to any approval to ensure this.
The proposal would not affect the existing parking or access arrangements at the site. The proposal benefits from ample parking on the existing driveway in accordance with the Parking Standards for New Development SPD.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection, subject to comments from residents and neighbours. No comments were received in the form of public representations.
The Council's Ecologist raised no objection, subject to a condition ensuring all ecological mitigation measures and enhancements are carried out in accordance with the June 2024 Preliminary Roost Assessment, as provided with this application. This condition would be attached to any approval.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Langford Neighbourhood Plan and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for a first floor rear extension with alterations to ground floor roof to create a first floor, rear balcony.
The application site comprises a detached, two storey dwelling located along High Street, in Langford. The dwelling is large in its footprint and is located within a large plot. The surrounding area is residential in its nature, characterised with dwellings of a varied design, scale and appearance. The proposals would be largely screened from the public realm from High Street, due to their nature and siting. The proposed first floor extension would be large in its overall scale and size, however, would be sited atop existing ground floor built form. The proposal would respect and reflect the design of the existing dwelling, including an appropriate set down and 'stepped' roof design, which is deemed to result in a subservient and sympathetic appearance. In addition to this, the alterations to the ground floor roof to create a first floor rear balcony would be relatively small scale and would significantly impact the design and appearance of the existing built form. Considering these factors, the proposals would not be considered to give rise to any detrimental impact on the character and appearance of the dwelling, or area.
Regarding neighbouring amenity, the proposed extension and alterations would be well-separated from neighbouring dwellings to the south as to where no detrimental loss of outlook, overbearing impact or loss of light would be deemed to arise. In addition to this, the proposed extension and alterations would be appropriately separated from the shared boundary with neighbouring dwelling No. 44 High Street. Moreover, due to the staggered relationship between the host dwelling and No. 44, the proposals would be well-separated from the built form of this neighbouring dwelling, and would instead be sited towards the end/ rear of its private amenity space. Considering this siting and relationship, the proposals would not be deemed to give rise to any unacceptable loss of outlook, overbearing impact or loss of light to this neighbouring dwelling.
The proposals would introduce a first floor balcony to the rear of the host dwelling. Due to the staggered siting and nature of the host dwelling with its adjacent neighbouring dwellinghouses, the balcony would be sited to the rear and mostly beyond the adjacent private amenity areas. In addition to this, the sides of the ground floor pitched roof would be retained at a height of 1.8 metres from terrace level, thereby screening any outlook from the balcony to its sides (north and south). Considering the above, the balcony would not be considered to result in any detrimental overlooking impact and/ or loss of privacy. Some first-floor windows are proposed within the side elevations of the dwelling. These windows have been noted as obscure glazed and top opening only; however, a condition would be applied to any approval to ensure this.
The proposal would not affect the existing parking or access arrangements at the site. The proposal benefits from ample parking on the existing driveway in accordance with the Parking Standards for New Development SPD.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection, subject to comments from residents and neighbours. No comments were received in the form of public representations.
The Council's Ecologist raised no objection, subject to a condition ensuring all ecological mitigation measures and enhancements are carried out in accordance with the June 2024 Preliminary Roost Assessment, as provided with this application. This condition would be attached to any approval.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Langford Neighbourhood Plan and Section 12 of the NPPF. |
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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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)The applicant is advised 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 applicant is advised 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. |
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