| Informative Notes: | | 1
)Reasons for granting:
The application seeks planning permission for a two storey side extension and a two storey, part single storey rear extension. The proposed two storey side extension would be visible within the street scene. The side extension would maintain a 1 metre distance from the boundary from the neighbouring property and has been revised to show that the roof of the extension would be set below the ridge line and would be set back from the front elevation. As such the proposed side extension would comply with the Central Bedfordshire Design Guide in reference to side extensions and would appear subservient within the street scene. The proposed rear extension would not be visible within the streetscene, however would appear subservient to the host dwelling, furthermore, the proposed extensions would be using materials to match the host dwelling.
The proposed two storey side and rear extension would be sited some 1 metre away from neighbouring property No.16 and would be separated some 4 metres from this property's built form. Due to the separation distance, it is not considered that the proposal would have an overbearing impact on this property and whilst there would be some loss of light to the side windows of this property, these windows do not serve habitable rooms and as such the proposal would not have a detrimental impact on this property's amenity. The proposed two storey element of the proposed rear extension would be sited some 3.3 metres away from the boundary of neighbouring property No.20 Olma Road and due to this separation distance, would not have a significant overbearing impact or loss of light. The proposed single storey element would not surpass the neighbouring property's rear extension and as such would not cause a significant overbearing impact or loss of light. The proposal would include a first floor side window that would overlook No.16, this window would serve an en-suite and as such a condition to ensure this window is obscure glazed to prevent overlooking would be necessary in this instance and will be attached to the decision notice.
The proposal would be increasing the number of bedrooms from 3 to 4, the parking standards in new developments SPD requires 3 parking spaces for a semi-detached 4 bedroom dwelling, however the application site would have 2 off road parking spaces. The council's Highways officer has acknowledged this, however has stated as the application site is located within 500m of the Luton and Dunstable guided bus way stop adjacent to Portland Ride, a relaxed parking provision can be applied in this instance. As such, it is not considered that the proposal would have a detrimental impact on the highway.
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 seeks planning permission for a two storey side extension and a two storey, part single storey rear extension. The proposed two storey side extension would be visible within the street scene. The side extension would maintain a 1 metre distance from the boundary from the neighbouring property and has been revised to show that the roof of the extension would be set below the ridge line and would be set back from the front elevation. As such the proposed side extension would comply with the Central Bedfordshire Design Guide in reference to side extensions and would appear subservient within the street scene. The proposed rear extension would not be visible within the streetscene, however would appear subservient to the host dwelling, furthermore, the proposed extensions would be using materials to match the host dwelling.
The proposed two storey side and rear extension would be sited some 1 metre away from neighbouring property No.16 and would be separated some 4 metres from this property's built form. Due to the separation distance, it is not considered that the proposal would have an overbearing impact on this property and whilst there would be some loss of light to the side windows of this property, these windows do not serve habitable rooms and as such the proposal would not have a detrimental impact on this property's amenity. The proposed two storey element of the proposed rear extension would be sited some 3.3 metres away from the boundary of neighbouring property No.20 Olma Road and due to this separation distance, would not have a significant overbearing impact or loss of light. The proposed single storey element would not surpass the neighbouring property's rear extension and as such would not cause a significant overbearing impact or loss of light. The proposal would include a first floor side window that would overlook No.16, this window would serve an en-suite and as such a condition to ensure this window is obscure glazed to prevent overlooking would be necessary in this instance and will be attached to the decision notice.
The proposal would be increasing the number of bedrooms from 3 to 4, the parking standards in new developments SPD requires 3 parking spaces for a semi-detached 4 bedroom dwelling, however the application site would have 2 off road parking spaces. The council's Highways officer has acknowledged this, however has stated as the application site is located within 500m of the Luton and Dunstable guided bus way stop adjacent to Portland Ride, a relaxed parking provision can be applied in this instance. As such, it is not considered that the proposal would have a detrimental impact on the highway.
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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)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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)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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)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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