| Informative Notes: | | 1
)Reasons For Granting,
The property is a detached dwelling located on Woodcock Close in Sandy. The proposal consists of a single storey rear extension, a new roofslope located above the existing internal garage, and a proposed front extension and storm porch.
The single storey rear extension would have a proposed width of 4.3m, a depth of 3.14m and a pitched roof with an eaves height of 2.3m and a highest point of 3.35m. Three additional rooflights are proposed to be set into his roofslope.
A proposed front extension with a width of 1.95m, a depth of 1.6m and a pitched roof with an eaves height of 2.38m and a highest point of 3.4m. Additionally, a front storm porch with a pitched roof is proposed to replace an existing porch, measuring 1.2m in width, 1.38m in depth and with an eaves height of 2.54m and a highest point of 3.5m.
A new roofslope is proposed above an existing internal garage to match the same gradient of an existing single roofslope located along the front of the property.
The proposed rear extension would not be visible from the streetscene, however the front extension, storm porch and new roofslope would be visible to the streetscene of Woodcock Close. The proposals would be set back from the public highway, and would only marginally extend beyond the principal elevation.
The streetscene of Woodcock Close is characterised by a mixed pattern of roofslopes and small front extensions, which vary across properties. Therefore, the proposed extensions would not be considered at odds with the grain and pattern of development across the streetscene.
The main dwellinghouse is a detached dwelling, however the proposals have been assessed through their relationship with the adjacent neighbours.
6 Woodcock Close
The front extension would be built to the boundary between this neighbour and the application site, however due to a small separation distance, the modest size of the proposed front extension, and the forward position of this adjacent neighbour any material impacts caused by the introduction of this proposal would be negated.
The proposed rear extension would be set off the boundary with this adjacent neighbour, and would not be considered to have a material impact on the residential amenities of this neighbouring property.
4 Woodcock Close
The front and rear proposals would remain set of the boundary with this adjacent neighbour, and due to the notable separation distances, it is not considered that the proposal would have any detrimental impacts on the character and appearance of this adjacent neighbour.
All other properties are considered sufficiently separated from the application site for there to be any material impacts.
No additional bedrooms are proposed within this application, and therefore adequate parking provision has been maintained on site.
Sandy Town Council were consulted on this application, and raised no objection. Additionally, an Ecology Officer was also consulted and similarly raised no objection, but commented that it is the legal responsibility of the contractor to check for bats during any roofing work, and that additional planting is recommended due to the loss of a small green space due to the introduction of the rear extension.
This application was 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 neighbouring properties, and would not have a detrimental impact on the character and appearance of the surrounding area. The proposal is therefore in conformity with Policy HQ1 of Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide.Reasons For Granting,
The property is a detached dwelling located on Woodcock Close in Sandy. The proposal consists of a single storey rear extension, a new roofslope located above the existing internal garage, and a proposed front extension and storm porch.
The single storey rear extension would have a proposed width of 4.3m, a depth of 3.14m and a pitched roof with an eaves height of 2.3m and a highest point of 3.35m. Three additional rooflights are proposed to be set into his roofslope.
A proposed front extension with a width of 1.95m, a depth of 1.6m and a pitched roof with an eaves height of 2.38m and a highest point of 3.4m. Additionally, a front storm porch with a pitched roof is proposed to replace an existing porch, measuring 1.2m in width, 1.38m in depth and with an eaves height of 2.54m and a highest point of 3.5m.
A new roofslope is proposed above an existing internal garage to match the same gradient of an existing single roofslope located along the front of the property.
The proposed rear extension would not be visible from the streetscene, however the front extension, storm porch and new roofslope would be visible to the streetscene of Woodcock Close. The proposals would be set back from the public highway, and would only marginally extend beyond the principal elevation.
The streetscene of Woodcock Close is characterised by a mixed pattern of roofslopes and small front extensions, which vary across properties. Therefore, the proposed extensions would not be considered at odds with the grain and pattern of development across the streetscene.
The main dwellinghouse is a detached dwelling, however the proposals have been assessed through their relationship with the adjacent neighbours.
6 Woodcock Close
The front extension would be built to the boundary between this neighbour and the application site, however due to a small separation distance, the modest size of the proposed front extension, and the forward position of this adjacent neighbour any material impacts caused by the introduction of this proposal would be negated.
The proposed rear extension would be set off the boundary with this adjacent neighbour, and would not be considered to have a material impact on the residential amenities of this neighbouring property.
4 Woodcock Close
The front and rear proposals would remain set of the boundary with this adjacent neighbour, and due to the notable separation distances, it is not considered that the proposal would have any detrimental impacts on the character and appearance of this adjacent neighbour.
All other properties are considered sufficiently separated from the application site for there to be any material impacts.
No additional bedrooms are proposed within this application, and therefore adequate parking provision has been maintained on site.
Sandy Town Council were consulted on this application, and raised no objection. Additionally, an Ecology Officer was also consulted and similarly raised no objection, but commented that it is the legal responsibility of the contractor to check for bats during any roofing work, and that additional planting is recommended due to the loss of a small green space due to the introduction of the rear extension.
This application was 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 neighbouring properties, and would not have a detrimental impact on the character and appearance of the surrounding area. The proposal is therefore in conformity with Policy HQ1 of Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide. |
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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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