| Informative Notes: | | 1
)Reasons For Granting,
The proposal is a detached dwelling located on St Johns Road in Arlesey. The proposal consists of the removal of an existing garage and the erection of a single storey side extension with a width measuring 3.4m, a depth of 7.2m and a flat roof measuring 2.68m. This proposed side extension would contain a bedroom and en-suite.
The existing porch which is currently connected to the garage would be retained to the front elevation, with the new proposal coming in line with this existing built form.
The proposal would increase the height of built form to the side of the property by 0.18m.
The front of the proposal would be visible from the streetscene of St Johns Road, however it would remain set back from the public highway and would extend to the existing principal elevation. It is not considered that the proposal would cause detrimental harm to the character an appearance of the surrounding area, and the streetscene of St Johns Road.
The existing built form to the side of the main dwellinghouse is currently built to the boundary with the adjacent neighbour (4 St Johns Road), and the proposed side extension would also continue this relationship between the two neighbouring properties. A minimal separation distance between the two properties is noted, and alongside existing built form, it is not considered that the proposal would lead to any material impacts on the residential amenities of this neighbour.
The proposal would not extend further to the rear than an existing rear extension (13 Cricketers Road), and therefore it is not expected that the proposal would have any loss of light, loss of privacy or overlooking concerns on this adjacent neighbour.
Due to the nature of the proposal as a side extension, it would be obscured from the streetscene of Cricketers Road by the bulk of the main dwellinghouse.
All other properties are considered sufficiently separated form the application site for there to be any material impact.
The proposal would lead to the removal of a garage on the application site, however a Highways Officer consulted on this application noted that the existing garage would not be considered as a parking space. Therefore, the proposal would not lead to a loss of parking on the site, and the Highway Officer therefore has no objection to the application. Additionally, the Highways Officer has provided additional comments regarding this application, ad they have been attached to this report.
Arlesey Town Council was consulted on the application and raised no objection. Additionally, an Ecology Officer was also consulted on this application, and similarly raised no objection.
This application was also subject to a public and neighbour consultation and no representations were received.
It was noted by the Neighbourhood Planning Officer that the Arlesey Neighbourhood Plan (2016-2031) is now in place, and full weight can now be given to it contents. Therefore, this proposal has also been assessed against the contents of this Neighbourhood Plan.
Given the siting, design and scale of the proposal, it is considered that the proposal would not cause any material impacts on the residential amenities on neighbouring properties, and that the proposal would not lead to any detrimental impacts on the character and appearance of the surrounding streetscene.
The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide, and the Arlesey Neighbourhood Plan 2016-2031.Reasons For Granting,
The proposal is a detached dwelling located on St Johns Road in Arlesey. The proposal consists of the removal of an existing garage and the erection of a single storey side extension with a width measuring 3.4m, a depth of 7.2m and a flat roof measuring 2.68m. This proposed side extension would contain a bedroom and en-suite.
The existing porch which is currently connected to the garage would be retained to the front elevation, with the new proposal coming in line with this existing built form.
The proposal would increase the height of built form to the side of the property by 0.18m.
The front of the proposal would be visible from the streetscene of St Johns Road, however it would remain set back from the public highway and would extend to the existing principal elevation. It is not considered that the proposal would cause detrimental harm to the character an appearance of the surrounding area, and the streetscene of St Johns Road.
The existing built form to the side of the main dwellinghouse is currently built to the boundary with the adjacent neighbour (4 St Johns Road), and the proposed side extension would also continue this relationship between the two neighbouring properties. A minimal separation distance between the two properties is noted, and alongside existing built form, it is not considered that the proposal would lead to any material impacts on the residential amenities of this neighbour.
The proposal would not extend further to the rear than an existing rear extension (13 Cricketers Road), and therefore it is not expected that the proposal would have any loss of light, loss of privacy or overlooking concerns on this adjacent neighbour.
Due to the nature of the proposal as a side extension, it would be obscured from the streetscene of Cricketers Road by the bulk of the main dwellinghouse.
All other properties are considered sufficiently separated form the application site for there to be any material impact.
The proposal would lead to the removal of a garage on the application site, however a Highways Officer consulted on this application noted that the existing garage would not be considered as a parking space. Therefore, the proposal would not lead to a loss of parking on the site, and the Highway Officer therefore has no objection to the application. Additionally, the Highways Officer has provided additional comments regarding this application, ad they have been attached to this report.
Arlesey Town Council was consulted on the application and raised no objection. Additionally, an Ecology Officer was also consulted on this application, and similarly raised no objection.
This application was also subject to a public and neighbour consultation and no representations were received.
It was noted by the Neighbourhood Planning Officer that the Arlesey Neighbourhood Plan (2016-2031) is now in place, and full weight can now be given to it contents. Therefore, this proposal has also been assessed against the contents of this Neighbourhood Plan.
Given the siting, design and scale of the proposal, it is considered that the proposal would not cause any material impacts on the residential amenities on neighbouring properties, and that the proposal would not lead to any detrimental impacts on the character and appearance of the surrounding streetscene.
The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide, and the Arlesey Neighbourhood Plan 2016-2031. |
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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 approvedThe 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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