| Informative Notes: | | 1
)Reasons for granting
The application site is 34 Aylesbury Drive, Houghton Regis. The host dwelling is a detached dwelling, with a pitched tiled roof and constructed of brickwork and timber cladding. The host dwelling is surrounded by dwellings that are similar in scale and design.
The development includes retrospective single storey rear conservatory and conversion of loft space with new windows and rooflights to the front, side and rear.
The development would be visible within the public realm due to the host dwelling being sited within a corner plot, with views along Aylesbury Drive and Orpington Rise. The proposal would be considered appropriate in scale and design. Therefore, the retrospective proposal would not result in a detrimental impact to the character and appearance of the dwelling or the wider area.
In terms of impact on neighbouring amenity, the proposal would be set off the shared boundary with neighbouring property No. 32 Aylesbury Drive by some 3.6 metres and there would be a further separation distance from the nearest built form of this neighbour by some 8.3 metres. Moreover, the proposal would include an additional window on the southwest elevation which would serve bedroom 5. No. 32 Aylesbury Drive does not have windows at first floor level on the side elevation that the additional window faces. On balance, given the separation distance from the host dwelling and No. 32 and that No. 32 does not have windows at first floor windows on the side flank wall that the window faces it is considered on balance that the proposal would not result in a detrimental overlooking or loss of privacy to the occupants at No. 32. Neighbouring dwelling No. 2 Orpington Rise would be sited to the side / rear boundary of the application and would be sited some 3.1 metres from the shared side / rear boundary and there would be a further separation distance from the nearest built form of No. 2 by some 8.6 metres and due to adequate separation distance from the common boundary and blank neighbouring flank wall, it is not considered that the proposal would result in a detrimental impact to the amenities of No. 2 Orpington Rise
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The proposal would create an additional bedroom taking the dwelling from a 4 bedroom to 5 bedroom dwelling. As per the Parking Standards for Residential Development the number of parking spaces increases from 3 to 4. The host dwelling has a single garage; however as per Paragraph 4.4.2 of the Parking Standards for New Development (August 2023), single garages do not count as parking space. Therefore, given that the existing 4 bedroom dwelling already falls short of the required 3 parking spaces it would not be justified in this instance to refuse the application based on the lack of adequate parking provisions given the existing parking situation at the site.
The application was subject to public consultation and no representation in relation to the proposed development.
The proposal is therefore considered to be in accordance with, Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting
The application site is 34 Aylesbury Drive, Houghton Regis. The host dwelling is a detached dwelling, with a pitched tiled roof and constructed of brickwork and timber cladding. The host dwelling is surrounded by dwellings that are similar in scale and design.
The development includes retrospective single storey rear conservatory and conversion of loft space with new windows and rooflights to the front, side and rear.
The development would be visible within the public realm due to the host dwelling being sited within a corner plot, with views along Aylesbury Drive and Orpington Rise. The proposal would be considered appropriate in scale and design. Therefore, the retrospective proposal would not result in a detrimental impact to the character and appearance of the dwelling or the wider area.
In terms of impact on neighbouring amenity, the proposal would be set off the shared boundary with neighbouring property No. 32 Aylesbury Drive by some 3.6 metres and there would be a further separation distance from the nearest built form of this neighbour by some 8.3 metres. Moreover, the proposal would include an additional window on the southwest elevation which would serve bedroom 5. No. 32 Aylesbury Drive does not have windows at first floor level on the side elevation that the additional window faces. On balance, given the separation distance from the host dwelling and No. 32 and that No. 32 does not have windows at first floor windows on the side flank wall that the window faces it is considered on balance that the proposal would not result in a detrimental overlooking or loss of privacy to the occupants at No. 32. Neighbouring dwelling No. 2 Orpington Rise would be sited to the side / rear boundary of the application and would be sited some 3.1 metres from the shared side / rear boundary and there would be a further separation distance from the nearest built form of No. 2 by some 8.6 metres and due to adequate separation distance from the common boundary and blank neighbouring flank wall, it is not considered that the proposal would result in a detrimental impact to the amenities of No. 2 Orpington Rise
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The proposal would create an additional bedroom taking the dwelling from a 4 bedroom to 5 bedroom dwelling. As per the Parking Standards for Residential Development the number of parking spaces increases from 3 to 4. The host dwelling has a single garage; however as per Paragraph 4.4.2 of the Parking Standards for New Development (August 2023), single garages do not count as parking space. Therefore, given that the existing 4 bedroom dwelling already falls short of the required 3 parking spaces it would not be justified in this instance to refuse the application based on the lack of adequate parking provisions given the existing parking situation at the site.
The application was subject to public consultation and no representation in relation to the proposed development.
The proposal is therefore considered to be in accordance with, Policy HQ1 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
| 2
)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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)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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)This permission is granted under the provisions of Section 73A of the Town and Country Planning Act 1990.This permission is granted under the provisions of Section 73A of the Town and Country Planning Act 1990. |
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