| Informative Notes: | | 1
)Planning permission is sought for the erection of a single storey side and rear extension following the demolition of the existing single storey flat roof part of the dwelling. The proposal would also involve the replacement of an existing ground floor window within the side elevation with a glazed door and sidelight.
Whilst the extension would span across the whole of the rear elevation of the main dwelling and extend beyond the side elevation, having regard of its single storey height and suitable depth (4.0m), it is considered that the extension would be of an acceptable scale and would read as a proportionate and subservient addition to the main dwelling. The extension would be finished in matching materials to complement the character and appearance of the existing building. The extension would have a flat roof form, which is generally not supported by the design principles set out in Section 11 of the Design Guide, however, given that the majority of the extension would be to the rear of the building and screened from view from Greenways by the main building itself, it is not considered that the flat roof design would result in visual harm to the wider character and appearance of the street scene. Part of the extension projects beyond the side elevation of the main dwelling and so this part of the extension would be visible within the street scene of Greenways, however, given that the existing single storey part of the building that would be demolished also has a flat roof and is visible within the street scene, the extension would not appear materially different to existing when viewed from the front of the site within the street scene. Moreover, there is a high level close boarded fence in front of the side extension, providing additional screening of views from Greenways. The site backs on to open countryside to the north, however, views from Totternhoe Road to the northeast would be largely screened by the highway hedging, and whilst glipses of the proposed extension may be achieved, having regard of the appropriate scale and materials of the proposed extension, and that it would be read in conjunction with other similar extensions in the immediate area, it is not considered that the proposal would appear incongruous within the street scene of Totternhoe Road.
Given the single storey nature of the proposed extension and that the site is bounded by boundary treatment (comprising a high level brick wall and close-boarded timber fencing), views across to neighbouring 19 and 21 Greenways and their private amenity spaces would be adequately screened by the existing boundary treatment, preventing any harmful overlooking and a loss of privacy. It is noted that the brick wall along the shared boundary with 19 Greenways is not solid up to 1.8-2m in height as it has mesh fencing in between the pillars allowing some views across into the garden area, however, given that there are already ground floor rear windows/doors within the existing property, it is not considered that those openings within the rear extension would result in an increased opportunity for adverse overlooking over and above the existing situation. Given the single storey height of the proposed extension in combination with the separation distance to neighbouring 21 Greenways (approximately 9.0m), it is not considered that the extension would result in any harmful overbearing impact or loss of light for occupiers of this neighbouring property. The proposed extension would be positioned right on the shared boundary with 19 Greenways and would project at a depth of 4.0m. However, having regard of the height of the extension (approximately 2.9m), and that there are already existing structures to the rear of this neighbouring property that would restrict light and outlook to the rear elevation windows/doors of this property (such as the brick wall and timber framed enclosure), it is not considered that the extension would give rise to unacceptable loss of light or an adverse overbearing impact that would be harmful to the amenity enjoyed by these neighbouring occupiers. All other neighbouring properties are considered to be set a sufficient distance away so as to not experience any adverse neighbour amenity impacts.
The proposed extension would not accommodate any additional bedrooms within the property and therefore there would be no requirement to demonstrate further on site parking provision. The proposal also would not affect existing parking and access arrangements at the site.
The site lies within an area of archaeological potential (HER16884). The Archaeologist has advised that given the scale and nature of the proposal, there would unlikely be a major impact upon any surviving archaeological remains and consequently advise that there would be no archaeological constraint on development at the site. There are also trees and shrubs within and surrounding the site, however, the Tree Officer has raised no objection regarding the impact on trees.
Overall, it is considered that the proposal would be in accordance with Policies HQ1, T2, T3, EE4 and HE1 of the Central Bedfordshire Local Plan, Sections 12, 15 and 16 of the NPPF, the Parking Standards for New Developments SPD and the Central Bedfordshire Design Guide.Planning permission is sought for the erection of a single storey side and rear extension following the demolition of the existing single storey flat roof part of the dwelling. The proposal would also involve the replacement of an existing ground floor window within the side elevation with a glazed door and sidelight.
Whilst the extension would span across the whole of the rear elevation of the main dwelling and extend beyond the side elevation, having regard of its single storey height and suitable depth (4.0m), it is considered that the extension would be of an acceptable scale and would read as a proportionate and subservient addition to the main dwelling. The extension would be finished in matching materials to complement the character and appearance of the existing building. The extension would have a flat roof form, which is generally not supported by the design principles set out in Section 11 of the Design Guide, however, given that the majority of the extension would be to the rear of the building and screened from view from Greenways by the main building itself, it is not considered that the flat roof design would result in visual harm to the wider character and appearance of the street scene. Part of the extension projects beyond the side elevation of the main dwelling and so this part of the extension would be visible within the street scene of Greenways, however, given that the existing single storey part of the building that would be demolished also has a flat roof and is visible within the street scene, the extension would not appear materially different to existing when viewed from the front of the site within the street scene. Moreover, there is a high level close boarded fence in front of the side extension, providing additional screening of views from Greenways. The site backs on to open countryside to the north, however, views from Totternhoe Road to the northeast would be largely screened by the highway hedging, and whilst glipses of the proposed extension may be achieved, having regard of the appropriate scale and materials of the proposed extension, and that it would be read in conjunction with other similar extensions in the immediate area, it is not considered that the proposal would appear incongruous within the street scene of Totternhoe Road.
Given the single storey nature of the proposed extension and that the site is bounded by boundary treatment (comprising a high level brick wall and close-boarded timber fencing), views across to neighbouring 19 and 21 Greenways and their private amenity spaces would be adequately screened by the existing boundary treatment, preventing any harmful overlooking and a loss of privacy. It is noted that the brick wall along the shared boundary with 19 Greenways is not solid up to 1.8-2m in height as it has mesh fencing in between the pillars allowing some views across into the garden area, however, given that there are already ground floor rear windows/doors within the existing property, it is not considered that those openings within the rear extension would result in an increased opportunity for adverse overlooking over and above the existing situation. Given the single storey height of the proposed extension in combination with the separation distance to neighbouring 21 Greenways (approximately 9.0m), it is not considered that the extension would result in any harmful overbearing impact or loss of light for occupiers of this neighbouring property. The proposed extension would be positioned right on the shared boundary with 19 Greenways and would project at a depth of 4.0m. However, having regard of the height of the extension (approximately 2.9m), and that there are already existing structures to the rear of this neighbouring property that would restrict light and outlook to the rear elevation windows/doors of this property (such as the brick wall and timber framed enclosure), it is not considered that the extension would give rise to unacceptable loss of light or an adverse overbearing impact that would be harmful to the amenity enjoyed by these neighbouring occupiers. All other neighbouring properties are considered to be set a sufficient distance away so as to not experience any adverse neighbour amenity impacts.
The proposed extension would not accommodate any additional bedrooms within the property and therefore there would be no requirement to demonstrate further on site parking provision. The proposal also would not affect existing parking and access arrangements at the site.
The site lies within an area of archaeological potential (HER16884). The Archaeologist has advised that given the scale and nature of the proposal, there would unlikely be a major impact upon any surviving archaeological remains and consequently advise that there would be no archaeological constraint on development at the site. There are also trees and shrubs within and surrounding the site, however, the Tree Officer has raised no objection regarding the impact on trees.
Overall, it is considered that the proposal would be in accordance with Policies HQ1, T2, T3, EE4 and HE1 of the Central Bedfordshire Local Plan, Sections 12, 15 and 16 of the NPPF, the Parking Standards for New Developments SPD and the Central Bedfordshire Design Guide. |
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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC) Zone of Influence. 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) Zone of Influence. 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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