| Informative Notes: | | 1
)Reasons for granting:
The application site is located on the southeast side of Rowan Crescent and is a two storey semi detached house constructed of brick and plain tile. A lean too type structure (not shown on the existing plans) will need to be removed to facilitate the proposed development which is the erection of a single storey front and side extension. The bricks will match and whilst the proposed rooftile will not be a traditional plan tile it will have a similar colour and appearance. As it will be located to the front/side it will be clearly visible in the streetscene. The adjacent property No 11 is at a splayed angle to the application site and closer to the road, and the proposed extension will be seen in the context of that extended dwelling. The proposed extension will be well set back from the road frontage, its forward projection will be modest in depth at 0.9m and it will be subservient to the main dwelling and as such considered visually acceptable. The existing ground floor upvc window in the rear elevation of the main house will be changed to power coated aluminim bi-folding doors (shown white on the plans) and considered visually acceptable in this residential context.
The dwelling most likely to be affected is no 11 Rowan Crescent which lies to the side (south) and has been previously extended. As noted above, it is sited at a splayed angle to the shared boundary. The proposed extension would project further beyond the rear elevation of No 11 partly alongside its trianglular shaped rear garden, and will be closer to the shared boundary at its rear (approx 0.8m) tapering slightly further away at its front. A ground floor utility window is proposed in its side elevation which will be screened by an approx 2m high timber fence running along the shared boundary. Given the orientation and distances and relationships involved there will be no undue loss of light, privacy or overbearing impact for adjoining properties. Although the existing hard boundary treatment with No 7 Rowan Crescent does not provide full screening, as the proposed rear bi-fold doors will be inserted in an existing rear opening it is not considered to result in any greater loss of privacy than existing.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
The Tree Officer has commented that the proposed extension is partially over an area of extension building. There are some trees around the site. These appear to be sufficient distance from the area of construction to not be affected.
Neighbouring properties have been consulted on the application and no comments have been received. A Ward Councillor has commented no objection. Biggleswade Town Council was consulted and has raised no objection.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2023).Reasons for granting:
The application site is located on the southeast side of Rowan Crescent and is a two storey semi detached house constructed of brick and plain tile. A lean too type structure (not shown on the existing plans) will need to be removed to facilitate the proposed development which is the erection of a single storey front and side extension. The bricks will match and whilst the proposed rooftile will not be a traditional plan tile it will have a similar colour and appearance. As it will be located to the front/side it will be clearly visible in the streetscene. The adjacent property No 11 is at a splayed angle to the application site and closer to the road, and the proposed extension will be seen in the context of that extended dwelling. The proposed extension will be well set back from the road frontage, its forward projection will be modest in depth at 0.9m and it will be subservient to the main dwelling and as such considered visually acceptable. The existing ground floor upvc window in the rear elevation of the main house will be changed to power coated aluminim bi-folding doors (shown white on the plans) and considered visually acceptable in this residential context.
The dwelling most likely to be affected is no 11 Rowan Crescent which lies to the side (south) and has been previously extended. As noted above, it is sited at a splayed angle to the shared boundary. The proposed extension would project further beyond the rear elevation of No 11 partly alongside its trianglular shaped rear garden, and will be closer to the shared boundary at its rear (approx 0.8m) tapering slightly further away at its front. A ground floor utility window is proposed in its side elevation which will be screened by an approx 2m high timber fence running along the shared boundary. Given the orientation and distances and relationships involved there will be no undue loss of light, privacy or overbearing impact for adjoining properties. Although the existing hard boundary treatment with No 7 Rowan Crescent does not provide full screening, as the proposed rear bi-fold doors will be inserted in an existing rear opening it is not considered to result in any greater loss of privacy than existing.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
The Tree Officer has commented that the proposed extension is partially over an area of extension building. There are some trees around the site. These appear to be sufficient distance from the area of construction to not be affected.
Neighbouring properties have been consulted on the application and no comments have been received. A Ward Councillor has commented no objection. Biggleswade Town Council was consulted and has raised no objection.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (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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)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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