| Informative Notes: | | 1
)Reasons For Granting,
The property is a detached dwelling located on the High Street in Arlesey. The proposal consists of the conversion of an existing garage to the side elevation into a Utility Room and Store, as well as a proposed single storey 'link' between this garage to the main dwellinghouse, measuring a width of 1.87m, a depth of 2.2m and a flat roof of 2.6m. The garage door would remain on the front elevation of the proposal, and a front door would be proposed on the front of the 'link'.
Additionally, a rear extension is proposed, with a width of 2.8m, a depth of 3.1m, and a pitched roof with an eaves height of 2.2m, and a highest point of 3.15m. A rooflight is also proposed on this roofslope facing into the garden of the application site.
The proposed garage conversion would not lead to any visible changes to the streetscene, and the proposed link would replace an existing wall currently linking the garage and main dwellinghouse. Furthermore, the rear extension would not be visible from the streetscene of Arlesey High Street. Therefore, the proposal would only lead to minimal changes to the streetscene, and would not lead to any detrimental impacts to the surrounding area.
The rear extension would be minimally set off the boundary with the adjacent neighbour (206 High Street). It is noted that a large mature hedge which acted as boundary treatment between the two properties was removed by the applicant, however a low wall still remains in place to partially obscure the rear extension from this neighbour. Furthermore, the proposed garage conversion and single storey link would not be visible to this neighbour, and therefore there would be no material impacts on this neighbour by the introduction of these proposals.
The existing garage is set to the boundary with the other adjacent neighbour (212 High Street), however as no additional built form is proposed to this garage, and with the single storey link and rear extension being obscured from this neighbour, it is not considered that this proposal would lead to any loss of light, loss of privacy or overbearing impact on this adjacent neighbour.
All other properties are considered to be sufficiently separated form the application site for there to be any material impact.
A Highways Officer was consulted on this application, as the existing garage would be converted from a parking space. However, the main dwellinghouse currently contains three bedrooms, and as no additional bedrooms are proposed, the necessary two on-site parking spaces can be provided. Overall, adequate parking provision has been maintained, and there are no Highways DM objections to this proposal. Further comments made by the Highways Officer have been attached to this report.
Arlesey Town Council have raised no objection. This proposal was also subject to public and neighbour consultation, and no representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would have any material impacts on the residential amenities of neighbouring properties, and there would be no detrimental impacts on the character and appearance on 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 property is a detached dwelling located on the High Street in Arlesey. The proposal consists of the conversion of an existing garage to the side elevation into a Utility Room and Store, as well as a proposed single storey 'link' between this garage to the main dwellinghouse, measuring a width of 1.87m, a depth of 2.2m and a flat roof of 2.6m. The garage door would remain on the front elevation of the proposal, and a front door would be proposed on the front of the 'link'.
Additionally, a rear extension is proposed, with a width of 2.8m, a depth of 3.1m, and a pitched roof with an eaves height of 2.2m, and a highest point of 3.15m. A rooflight is also proposed on this roofslope facing into the garden of the application site.
The proposed garage conversion would not lead to any visible changes to the streetscene, and the proposed link would replace an existing wall currently linking the garage and main dwellinghouse. Furthermore, the rear extension would not be visible from the streetscene of Arlesey High Street. Therefore, the proposal would only lead to minimal changes to the streetscene, and would not lead to any detrimental impacts to the surrounding area.
The rear extension would be minimally set off the boundary with the adjacent neighbour (206 High Street). It is noted that a large mature hedge which acted as boundary treatment between the two properties was removed by the applicant, however a low wall still remains in place to partially obscure the rear extension from this neighbour. Furthermore, the proposed garage conversion and single storey link would not be visible to this neighbour, and therefore there would be no material impacts on this neighbour by the introduction of these proposals.
The existing garage is set to the boundary with the other adjacent neighbour (212 High Street), however as no additional built form is proposed to this garage, and with the single storey link and rear extension being obscured from this neighbour, it is not considered that this proposal would lead to any loss of light, loss of privacy or overbearing impact on this adjacent neighbour.
All other properties are considered to be sufficiently separated form the application site for there to be any material impact.
A Highways Officer was consulted on this application, as the existing garage would be converted from a parking space. However, the main dwellinghouse currently contains three bedrooms, and as no additional bedrooms are proposed, the necessary two on-site parking spaces can be provided. Overall, adequate parking provision has been maintained, and there are no Highways DM objections to this proposal. Further comments made by the Highways Officer have been attached to this report.
Arlesey Town Council have raised no objection. This proposal was also subject to public and neighbour consultation, and no representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would have any material impacts on the residential amenities of neighbouring properties, and there would be no detrimental impacts on the character and appearance on 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 approved 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 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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