| Informative Notes: | | 1
)Reasons For Granting,
The property is a link terraced property located on Drove Road in Biggleswade. The proposal consists of the removal of an existing conservatory base and the demolition of an existing car port. This would be replaced by a single storey rear and side extension with a gate and access along the side elevation. The proposed extension would measure a width of 7.2m at its widest, and 1.62m at its narrowest, and 12.3m at its deepest and 4.63m at its shallowest. The proposal would have a flat roof and measure 3.38m in height, with three proposed rooflights embedded into the roof.
The conservatory to the rear has been previously removed, and the base foundations are proposed to be removed within this application. The existing car port is built to the boundary with the adjacent neighbour, and would be demolished as part of this application.
The rear element of the proposal would not be readily visible from the streetscene, however the side element would be visible from the streetscene of Drove Road. However, the proposal would remain set back from the public highway and would not extend beyond the principal elevation.
Built form along the side elevation of a main dwellinghouse is noted along Drove Road, and as the proposed side extension is replacing an existing car port located along a side elevation, it is not considered that the proposal would be at odds with the grain and pattern of development within the surrounding area. Therefore, the proposal would not have a detrimental impact on the character and appearance of the streetscene.
The proposal has been assessed in relation to the neighbouring adjacent properties.
192 Drove Road
The rear extension would be set off the boundary from this adjacent neighbour by some 0.37m, and alongside existing built form located on the neighbours property, it is considered that this rear extension would not have any detrimental impact on the residential amenities of this adjacent neighbour. Furthermore, the proposed side extension would be screened from this neighbouring property by the built form of the dwellinghouse, and therefore would not result in a detrimental impact on this neighbour.
188 Drove Road
The proposed side extension and wrap around element of the proposal would be located on the shared boundary adjacent to this neighbour. The proposed side extension would be set off the boundary by some 1.07m to allow for access to the rear garden, and therefore would create a separation between the two properties. Additionally, existing buildings in the form of a car port on the application site (to be demolished), and a garage located along the side elevation of this adjacent neighbour would mean that there would be no detrimental impact on the residential amenities of this neighbour.
All other properties are considered sufficiently separated from the application site for there to be any material impact.
Biggleswade Town Council were consulted on this application, and both raised no objection. The Tree and Landscape Officer, Ecologist and Highways Officer were consulted on the application and raised no objection.
This application was also 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 it would lead to any detrimental impact on the residential amenities of any neighbouring properties, and no detrimental impact on the character and appearance of the surrounding area. The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide and the Biggleswade Neighbourhood Plan (2022)Reasons For Granting,
The property is a link terraced property located on Drove Road in Biggleswade. The proposal consists of the removal of an existing conservatory base and the demolition of an existing car port. This would be replaced by a single storey rear and side extension with a gate and access along the side elevation. The proposed extension would measure a width of 7.2m at its widest, and 1.62m at its narrowest, and 12.3m at its deepest and 4.63m at its shallowest. The proposal would have a flat roof and measure 3.38m in height, with three proposed rooflights embedded into the roof.
The conservatory to the rear has been previously removed, and the base foundations are proposed to be removed within this application. The existing car port is built to the boundary with the adjacent neighbour, and would be demolished as part of this application.
The rear element of the proposal would not be readily visible from the streetscene, however the side element would be visible from the streetscene of Drove Road. However, the proposal would remain set back from the public highway and would not extend beyond the principal elevation.
Built form along the side elevation of a main dwellinghouse is noted along Drove Road, and as the proposed side extension is replacing an existing car port located along a side elevation, it is not considered that the proposal would be at odds with the grain and pattern of development within the surrounding area. Therefore, the proposal would not have a detrimental impact on the character and appearance of the streetscene.
The proposal has been assessed in relation to the neighbouring adjacent properties.
192 Drove Road
The rear extension would be set off the boundary from this adjacent neighbour by some 0.37m, and alongside existing built form located on the neighbours property, it is considered that this rear extension would not have any detrimental impact on the residential amenities of this adjacent neighbour. Furthermore, the proposed side extension would be screened from this neighbouring property by the built form of the dwellinghouse, and therefore would not result in a detrimental impact on this neighbour.
188 Drove Road
The proposed side extension and wrap around element of the proposal would be located on the shared boundary adjacent to this neighbour. The proposed side extension would be set off the boundary by some 1.07m to allow for access to the rear garden, and therefore would create a separation between the two properties. Additionally, existing buildings in the form of a car port on the application site (to be demolished), and a garage located along the side elevation of this adjacent neighbour would mean that there would be no detrimental impact on the residential amenities of this neighbour.
All other properties are considered sufficiently separated from the application site for there to be any material impact.
Biggleswade Town Council were consulted on this application, and both raised no objection. The Tree and Landscape Officer, Ecologist and Highways Officer were consulted on the application and raised no objection.
This application was also 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 it would lead to any detrimental impact on the residential amenities of any neighbouring properties, and no detrimental impact on the character and appearance of the surrounding area. The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide and the Biggleswade Neighbourhood Plan (2022) |
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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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) The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved |
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) The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway |
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