| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached bungalow in Golden Riddy, Linslade. The proposal is for a loft conversion with new front and rear dormers and 1no Velux to rear roof slope. The front dormer has a depth of 3m, a width of 5.02m and an overall height of 1.57m. The rear dormer has a depth of 2.68m, a width of 4.55m and a flat roof height of 2.1m.
The loft conversion will be visible to the street scene, however it is considered respectful of the original built form of the dwelling and to blend well with the surrounding pattern of development within Golden Riddy where many dwellings have benefited from loft conversions. The proposed front dormers will be visible to the streetscene. However, due to the scale and design of the proposed front dormers, it is considered that it would not have a negative impact upon the streetscene. There is existing dormers to the front of No.36 Golden Riddy and as such would not have a detrimental impact on the character and appearance of the property or the surrounding area. The proposed rear dormer would not be visible to the street scene and as such would not have a negative impact upon the character and appearance of the area. There is an existing dormer to the rear of No.32 and No.36 Golden Riddy and as such, the proposed rear dormer and loft conversion would be considered to harmonise with the prevailing pattern of development. The proposed rooflights, due to their small size, would not cause a material impact on the character and appearance of the area. The proposed dormers are set to be finished with cedral cladding and this is a common design feature of a modern dwelling and is not considered harmful to the streetscene or surrounding area and will compliment the design of the property. On balance, the proposed development is not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
The works to convert the roof space are of a scale and design that would not result in an overbearing impact, a loss of light or a loss of privacy to any neighbouring dwelling. Given the sitting of the front dormers due to orientation and the scale of the proposal would not result in any loss of privacy, loss of light or overbearing impact to any neighbours. The proposed rear dormer due to its positioning in relation to No.32 and No.36 Golden Riddy would lead to potential oblique views over the private amenity space. However, similar extensions to the property could be acheived under permitted development. It is not considered that the rear dormer, due to orientation and the scale of the proposal would result in any loss of light or overbearing impact to these neighbours. All other properties are sufficiently separated from the proposed rear dormer extension.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Town Council were consulted on the application and raised no objection. The Highways Officer was consulted on the application and stated that the proposal would increase the number of bedrooms in the property to four. A four bedroom house requires three parking spaces and this has been shown as acheivable on the Parking Plan provided. On this basis they provided no objection but did include an informative that has been included in this report. The Ecology Officer was consulted on the application and raised no objection but advised the applicant where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting:
The application site is a semi-detached bungalow in Golden Riddy, Linslade. The proposal is for a loft conversion with new front and rear dormers and 1no Velux to rear roof slope. The front dormer has a depth of 3m, a width of 5.02m and an overall height of 1.57m. The rear dormer has a depth of 2.68m, a width of 4.55m and a flat roof height of 2.1m.
The loft conversion will be visible to the street scene, however it is considered respectful of the original built form of the dwelling and to blend well with the surrounding pattern of development within Golden Riddy where many dwellings have benefited from loft conversions. The proposed front dormers will be visible to the streetscene. However, due to the scale and design of the proposed front dormers, it is considered that it would not have a negative impact upon the streetscene. There is existing dormers to the front of No.36 Golden Riddy and as such would not have a detrimental impact on the character and appearance of the property or the surrounding area. The proposed rear dormer would not be visible to the street scene and as such would not have a negative impact upon the character and appearance of the area. There is an existing dormer to the rear of No.32 and No.36 Golden Riddy and as such, the proposed rear dormer and loft conversion would be considered to harmonise with the prevailing pattern of development. The proposed rooflights, due to their small size, would not cause a material impact on the character and appearance of the area. The proposed dormers are set to be finished with cedral cladding and this is a common design feature of a modern dwelling and is not considered harmful to the streetscene or surrounding area and will compliment the design of the property. On balance, the proposed development is not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
The works to convert the roof space are of a scale and design that would not result in an overbearing impact, a loss of light or a loss of privacy to any neighbouring dwelling. Given the sitting of the front dormers due to orientation and the scale of the proposal would not result in any loss of privacy, loss of light or overbearing impact to any neighbours. The proposed rear dormer due to its positioning in relation to No.32 and No.36 Golden Riddy would lead to potential oblique views over the private amenity space. However, similar extensions to the property could be acheived under permitted development. It is not considered that the rear dormer, due to orientation and the scale of the proposal would result in any loss of light or overbearing impact to these neighbours. All other properties are sufficiently separated from the proposed rear dormer extension.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Town Council were consulted on the application and raised no objection. The Highways Officer was consulted on the application and stated that the proposal would increase the number of bedrooms in the property to four. A four bedroom house requires three parking spaces and this has been shown as acheivable on the Parking Plan provided. On this basis they provided no objection but did include an informative that has been included in this report. The Ecology Officer was consulted on the application and raised no objection but advised the applicant where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
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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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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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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 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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