| Informative Notes: | | 1
)Reasons For Granting,
The property is a semi detached corner plot located on Sanger Avenue in Biggleswade. The proposal consists of three dormer windows located to the front elevation, and a window located to the side elevation. These dormers would extend 1.6m from the roofslope and would each have a width of 1.6m, and a height of 2.1m. Additionally, they would remain set back 0.6m from the eaves of the main dwellinghouse.
The property is in a highly visible location due to its nature as a corner plot, and is visible from the streetscenes of Sanger Avenue and Rutherford Way. However, it is not considered that the application would lead to any detrimental impacts on the character and appearance of the surrounding area.
Additionally, it is noted that other front dormers are located with the vicinity of the application site (57 and 59 Rutherford Way as well as across Walton Grove), therefore the proposal is not considered to be at odds with the existing grain and pattern of development.
The dormer would face towards to adjacent neighbour across the road (64 Rutherford Way), however the two properties are separated by the public highway of Sanger Avenue, and it is noted that no windows on this adjacent neighbour are located at the same level of the proposed dormers. Therefore, it is not considered that the proposal would lead to any mutual overlooking concerns between the two properties.
The window located to the side elevation of the application site would face a block of flats (54-70 Sanger Avenue). The two adjacent properties are separated by the garden of the application site, and a parking area, which would negate any potential overlooking or privacy concerns from the introduction of this proposal.
The proposal would not be visible to the adjacent neighbour to the rear/side (66 Rutherford Way), and therefore the residential amenities of this neighbour would not be impacted.
All other properties are considered sufficiently separated from the application site for there to be any material impact.
Biggleswade Town Council and a Councillor were consulted on this application and raised no objection.
Additionally, an Ecology Officer was also consulted on this application and similarly raised no objection, but commented that when roofing work is undertaken it is the responsibility of the contractor to check for bats.
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 is it considered that the proposal would not lead to any material impacts on the residential amenities of neighbouring properties, and the proposal would not have any detrimental impacts on the character and appearance of the surrounding area. The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide and the Biggleswade Neighbourhood Plan (2021-2035)Reasons For Granting,
The property is a semi detached corner plot located on Sanger Avenue in Biggleswade. The proposal consists of three dormer windows located to the front elevation, and a window located to the side elevation. These dormers would extend 1.6m from the roofslope and would each have a width of 1.6m, and a height of 2.1m. Additionally, they would remain set back 0.6m from the eaves of the main dwellinghouse.
The property is in a highly visible location due to its nature as a corner plot, and is visible from the streetscenes of Sanger Avenue and Rutherford Way. However, it is not considered that the application would lead to any detrimental impacts on the character and appearance of the surrounding area.
Additionally, it is noted that other front dormers are located with the vicinity of the application site (57 and 59 Rutherford Way as well as across Walton Grove), therefore the proposal is not considered to be at odds with the existing grain and pattern of development.
The dormer would face towards to adjacent neighbour across the road (64 Rutherford Way), however the two properties are separated by the public highway of Sanger Avenue, and it is noted that no windows on this adjacent neighbour are located at the same level of the proposed dormers. Therefore, it is not considered that the proposal would lead to any mutual overlooking concerns between the two properties.
The window located to the side elevation of the application site would face a block of flats (54-70 Sanger Avenue). The two adjacent properties are separated by the garden of the application site, and a parking area, which would negate any potential overlooking or privacy concerns from the introduction of this proposal.
The proposal would not be visible to the adjacent neighbour to the rear/side (66 Rutherford Way), and therefore the residential amenities of this neighbour would not be impacted.
All other properties are considered sufficiently separated from the application site for there to be any material impact.
Biggleswade Town Council and a Councillor were consulted on this application and raised no objection.
Additionally, an Ecology Officer was also consulted on this application and similarly raised no objection, but commented that when roofing work is undertaken it is the responsibility of the contractor to check for bats.
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 is it considered that the proposal would not lead to any material impacts on the residential amenities of neighbouring properties, and the proposal would not have any detrimental impacts on the character and appearance of the surrounding area. The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, Central Bedfordshire Design Guide and the Biggleswade Neighbourhood Plan (2021-2035) |
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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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)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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