| Informative Notes: | | 1
)Reasons For Granting,
The property is a detached dwelling located off Shortmead Street in Biggleswade. The proposal consists of a single storey rear extension and part replacement of a conservatory, and a front porch extension.
The rear extension would include the removal of an existing conservatory, and replacement with another, larger conservatory, measuring a width of 5.1m, a depth of 2.9m and a pitched roof with an eaves height of 2.3m and a highest point measuring 3.08m. This would bring the extension in line with an existing conservatory on site, and would connect to create a more cohesive rear extension.
The proposed front porch would measure a width of 4.77m, a depth of 2.27m and a flat roof measuring 2.5m. This would infill an existing gap at the front of the property, and would not extend beyond the principal elevation.
The single storey rear extension would not be visible from the streetscene, however the proposed front extension would be visible from the front of the application site. However, it is noted that the application site is set back from the public highway, and is accessed from a private road. Therefore, the proposed extensions would not impact the character and appearance of streetscene or the surrounding area.
The main dwellinghouse is set centrally within the application site, and it is therefore separated from the neighbouring properties. However, the proposal would still be assessed in relation to these adjacent neighbours.
Beaumont Park Nursing Home
This nursing home is located to the side of the application site. The rear proposal would be obscured from this adjacent neighbour by an existing conservatory (which will remain on site), and therefore would not lead to any impacts on the amenities of the Nursing Home. Additionally, the front extension would also be obscured by the main dwellinghouse. Alongside a significant separation distance between the two buildings, it is not considered that the application would lead to any overlooking impacts to this adjacent neighbour.
18b Ivel Gardens
The property is the other adjacent neighbour to the side of the application site. Both the front and rear extensions would be obscured from this adjacent neighbour through the bulk of the main dwellinghouse, as the existing 'wing' on the property faces this neighbour. Therefore, it is not expected that the proposals would have any impacts on the residential amenities of this adjacent property.
40 Ivel Gardens
This neighbour is located to the rear of the application site. Although the rear extension would be visible from this neighbour, the single storey nature of the proposal would negate any potential loss of privacy to this neighbour.
4, The Close
This neighbour is located forward of the application site, with the front elevation of the main dwellinghouse facing the side elevation of this neighbour. The proposal would be obscured from this adjacent neighbour through mature green material and a notable separation distance, which would negate any overlooking concerns to this neighbour.
All other properties are considered sufficiently separated from the application site to prevent any material impact.
Biggleswade Town Council were consulted and raised no objection. Additionally, an Archaeology Officer and Ecology Officer were also consulted and similarly raised no objection.
A tree located at the driveway entrance is currently protected by a Tree Protection Order, and therefore a Tree and Landscape Officer was consulted on this application. It is considered that the proposals and any vehicular movement on site would not impact this tree, and therefore the Officer does not have any objection to this proposal.
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 considered that the proposal would not have any material impacts on the residential amenities of neighbouring properties, and would also not have any detrimental impact on the character and appearance of the surrounding area.
The proposal is therefore in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide and the Biggleswade Neighbourhood Plan (2022).Reasons For Granting,
The property is a detached dwelling located off Shortmead Street in Biggleswade. The proposal consists of a single storey rear extension and part replacement of a conservatory, and a front porch extension.
The rear extension would include the removal of an existing conservatory, and replacement with another, larger conservatory, measuring a width of 5.1m, a depth of 2.9m and a pitched roof with an eaves height of 2.3m and a highest point measuring 3.08m. This would bring the extension in line with an existing conservatory on site, and would connect to create a more cohesive rear extension.
The proposed front porch would measure a width of 4.77m, a depth of 2.27m and a flat roof measuring 2.5m. This would infill an existing gap at the front of the property, and would not extend beyond the principal elevation.
The single storey rear extension would not be visible from the streetscene, however the proposed front extension would be visible from the front of the application site. However, it is noted that the application site is set back from the public highway, and is accessed from a private road. Therefore, the proposed extensions would not impact the character and appearance of streetscene or the surrounding area.
The main dwellinghouse is set centrally within the application site, and it is therefore separated from the neighbouring properties. However, the proposal would still be assessed in relation to these adjacent neighbours.
Beaumont Park Nursing Home
This nursing home is located to the side of the application site. The rear proposal would be obscured from this adjacent neighbour by an existing conservatory (which will remain on site), and therefore would not lead to any impacts on the amenities of the Nursing Home. Additionally, the front extension would also be obscured by the main dwellinghouse. Alongside a significant separation distance between the two buildings, it is not considered that the application would lead to any overlooking impacts to this adjacent neighbour.
18b Ivel Gardens
The property is the other adjacent neighbour to the side of the application site. Both the front and rear extensions would be obscured from this adjacent neighbour through the bulk of the main dwellinghouse, as the existing 'wing' on the property faces this neighbour. Therefore, it is not expected that the proposals would have any impacts on the residential amenities of this adjacent property.
40 Ivel Gardens
This neighbour is located to the rear of the application site. Although the rear extension would be visible from this neighbour, the single storey nature of the proposal would negate any potential loss of privacy to this neighbour.
4, The Close
This neighbour is located forward of the application site, with the front elevation of the main dwellinghouse facing the side elevation of this neighbour. The proposal would be obscured from this adjacent neighbour through mature green material and a notable separation distance, which would negate any overlooking concerns to this neighbour.
All other properties are considered sufficiently separated from the application site to prevent any material impact.
Biggleswade Town Council were consulted and raised no objection. Additionally, an Archaeology Officer and Ecology Officer were also consulted and similarly raised no objection.
A tree located at the driveway entrance is currently protected by a Tree Protection Order, and therefore a Tree and Landscape Officer was consulted on this application. It is considered that the proposals and any vehicular movement on site would not impact this tree, and therefore the Officer does not have any objection to this proposal.
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 considered that the proposal would not have any material impacts on the residential amenities of neighbouring properties, and would also not have any detrimental impact on the character and appearance of the surrounding area.
The proposal is therefore in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide and the Biggleswade Neighbourhood Plan (2022). |
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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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