| Informative Notes: | | 1
)Reasons for granting:
The application site adjoins the Green Belt boundary, however the proposal and application site would not be washed over by the Green Belt. The application seeks planning permission for a two-storey rear extension and detached garage. The two-storey rear extension would have a depth of 8.17m, a width of 4.26m with a gable end roof height of 8.12m. The proposed detached garage would be 6m x 6m with a pitched roof height of 4.9m.
The proposed two storey rear extension would be screened by the existing built form of the dwelling and as such would not be readily visible within the street scene. The two storey extension would be set below the ridgeline of the host dwelling and would be using matching materials and as such, although substantial in scale, would appear subservient to the host dwelling. The extension would be symmetrical to the previously approved rear extension (CB/18/04379) and as such would compliment the design of the dwelling. The Juliette balcony is set to the rear of the property and would not be visible within the streetscene. The proposed rooflights are not visible to the streetscene and would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
The proposed garage would be screened by the existing built form of the dwelling, neighbouring garage and foliage. There are examples of detached garages within the vicinity of the site, for example at No.21 Moor End and as such the proposed garage would not appear out of character.
The proposed two storey rear extension would be set off the boundary with No.25 Moor End. The proposed extension would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.25's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. No.21, located to the north of the application site, is screened by the existing built form on site and so the extension would not cause an unacceptable loss of light or overbearing impact to this neighbour.
The proposed garage is set near the boundary with No.21 Moor End. Given the orientation of the proposed detached garage to the dwelling it is not considered that the proposal would have a material impact on the residential amenities of this neighbour.
The proposal would see a new obscure glazed window formed on the first floor south side elevation facing No.25 Moor End. Due to the window being obscured glazed it would not result in additional overlooking or a loss of privacy for this neighbouring property.
The proposal would be increasing the number of bedrooms from 3 to 4. This would require 3 parking spaces and this is achievable on site. As such, the proposal is not considered to cause a detrimental impact to the highway. It is noted that this would be achievable on the site, however the garage would likely used as domestic storage.
A pre commencement condition by the Archaeological officer has been added to the decision notice requiring an archaeological written scheme of investigation to be provided before development takes place. Informatives to the applicant were suggested by the council's Ecologist and Highways officer, these will be attached to the decision notice below.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide.Reasons for granting:
The application site adjoins the Green Belt boundary, however the proposal and application site would not be washed over by the Green Belt. The application seeks planning permission for a two-storey rear extension and detached garage. The two-storey rear extension would have a depth of 8.17m, a width of 4.26m with a gable end roof height of 8.12m. The proposed detached garage would be 6m x 6m with a pitched roof height of 4.9m.
The proposed two storey rear extension would be screened by the existing built form of the dwelling and as such would not be readily visible within the street scene. The two storey extension would be set below the ridgeline of the host dwelling and would be using matching materials and as such, although substantial in scale, would appear subservient to the host dwelling. The extension would be symmetrical to the previously approved rear extension (CB/18/04379) and as such would compliment the design of the dwelling. The Juliette balcony is set to the rear of the property and would not be visible within the streetscene. The proposed rooflights are not visible to the streetscene and would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
The proposed garage would be screened by the existing built form of the dwelling, neighbouring garage and foliage. There are examples of detached garages within the vicinity of the site, for example at No.21 Moor End and as such the proposed garage would not appear out of character.
The proposed two storey rear extension would be set off the boundary with No.25 Moor End. The proposed extension would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.25's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. No.21, located to the north of the application site, is screened by the existing built form on site and so the extension would not cause an unacceptable loss of light or overbearing impact to this neighbour.
The proposed garage is set near the boundary with No.21 Moor End. Given the orientation of the proposed detached garage to the dwelling it is not considered that the proposal would have a material impact on the residential amenities of this neighbour.
The proposal would see a new obscure glazed window formed on the first floor south side elevation facing No.25 Moor End. Due to the window being obscured glazed it would not result in additional overlooking or a loss of privacy for this neighbouring property.
The proposal would be increasing the number of bedrooms from 3 to 4. This would require 3 parking spaces and this is achievable on site. As such, the proposal is not considered to cause a detrimental impact to the highway. It is noted that this would be achievable on the site, however the garage would likely used as domestic storage.
A pre commencement condition by the Archaeological officer has been added to the decision notice requiring an archaeological written scheme of investigation to be provided before development takes place. Informatives to the applicant were suggested by the council's Ecologist and Highways officer, these will be attached to the decision notice below.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide. |
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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 highwayThe 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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)The applicant is advised 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 applicant is advised 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. |
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