| Informative Notes: | | 1
)Reasons for granting:
The application site is sited to the south of the former Fairfield Hospital (Grade II listed) and within the wider residential development of Fairfield Park. It is situated on the south side of Kingsley Avenue and supports a large, detached house built some years ago which is within a large garden having a drive off Kingsley Avenue. There are no dwellings close by on either side of the site or on the other side of the road.
The dwelling has been previously extended. There is extant planning permission to extend further under refs:CB/22/04343/FULL and revised under CB/23/01755/FULL which include single and two storey rear extensions. This current proposal is an alternative scheme which seeks a similar footprint at ground floor level, although the lounge extension will be slightly deeper, together with a large first floor balcony extending across the main rear elevation. The extension will be modern in design and materials will be matching brickwork at ground floor level, with grey pressed metal fascia and glazed balustrade above. It includes 1.8m high screening on the eastern corner of the balcony and a external spiral staircase. The existing conifer hedge around the rear garden will also soften the views into the site. As it will be located to the rear and will be subservient to the main dwelling it is not considered to be unduly harmful to the character and appearance of the area. A suitably worded materials condition can be attached.
As the proposed extension lies to the rear of the dwelling and does not face the listed building 'Fairfield Hall, it will not have a impact on the significance of the listed building including its setting.
Given the distances and relationships involved there will be no undue loss of light, privacy or overbearing impact for surrounding properties. The houses to the south face onto the rear of the property and will be approx 69m away from the proposed extension. The school / nursery playing field lies approx 25m away to the side of the property. The adopted Design Guide states in para 11.33.11 that 'First floor balconies can have a significant impact on the amenity of adjoining neighbours and should be avoided where this is likely. Consideration should be given to screening possibilities. Flat roofs will generally be discouraged to avoid use as balconies'. Although the proposal includes a large balcony to serve this substantial nine bedroomed property, sufficient privacy distances will be retained. Due to the proposed balcony there may be some increase in level of noise from users due to its elevated position, but this is not considered to be to an unacceptable level given it will serve an existing single residence.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection, an informative should be attached regarding the protection of TPO trees on site during construction. Fairfield Parish Council was consulted and has no objection to the application providing there are conditions that the construction complies with the Fairfield Neighbourhood Plan Design Statement. Materials are discussed above.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy 1 (Design & Character) of the Adopted Fairfield Neighbourhood Plan (October 2017), 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 sited to the south of the former Fairfield Hospital (Grade II listed) and within the wider residential development of Fairfield Park. It is situated on the south side of Kingsley Avenue and supports a large, detached house built some years ago which is within a large garden having a drive off Kingsley Avenue. There are no dwellings close by on either side of the site or on the other side of the road.
The dwelling has been previously extended. There is extant planning permission to extend further under refs:CB/22/04343/FULL and revised under CB/23/01755/FULL which include single and two storey rear extensions. This current proposal is an alternative scheme which seeks a similar footprint at ground floor level, although the lounge extension will be slightly deeper, together with a large first floor balcony extending across the main rear elevation. The extension will be modern in design and materials will be matching brickwork at ground floor level, with grey pressed metal fascia and glazed balustrade above. It includes 1.8m high screening on the eastern corner of the balcony and a external spiral staircase. The existing conifer hedge around the rear garden will also soften the views into the site. As it will be located to the rear and will be subservient to the main dwelling it is not considered to be unduly harmful to the character and appearance of the area. A suitably worded materials condition can be attached.
As the proposed extension lies to the rear of the dwelling and does not face the listed building 'Fairfield Hall, it will not have a impact on the significance of the listed building including its setting.
Given the distances and relationships involved there will be no undue loss of light, privacy or overbearing impact for surrounding properties. The houses to the south face onto the rear of the property and will be approx 69m away from the proposed extension. The school / nursery playing field lies approx 25m away to the side of the property. The adopted Design Guide states in para 11.33.11 that 'First floor balconies can have a significant impact on the amenity of adjoining neighbours and should be avoided where this is likely. Consideration should be given to screening possibilities. Flat roofs will generally be discouraged to avoid use as balconies'. Although the proposal includes a large balcony to serve this substantial nine bedroomed property, sufficient privacy distances will be retained. Due to the proposed balcony there may be some increase in level of noise from users due to its elevated position, but this is not considered to be to an unacceptable level given it will serve an existing single residence.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection, an informative should be attached regarding the protection of TPO trees on site during construction. Fairfield Parish Council was consulted and has no objection to the application providing there are conditions that the construction complies with the Fairfield Neighbourhood Plan Design Statement. Materials are discussed above.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy 1 (Design & Character) of the Adopted Fairfield Neighbourhood Plan (October 2017), 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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)There are two TPO trees at the frontage of the property. Although they are away from the proposed construction area the storage, mixing, and vehicle movements on site will need to avoid being close to these trees.There are two TPO trees at the frontage of the property. Although they are away from the proposed construction area the storage, mixing, and vehicle movements on site will need to avoid being close to these trees. |
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