| Informative Notes: | | 1
)The application site comprises of a mid-terrace dwelling in Leighton Buzzard. The application seeks planning permission to remove the existing single storey rear extension and construct a new two-storey rear extension.
The proposal would be sited to the rear of the dwellinghouse and would not be readily visible to the streescene. The proposal has been reduced in depth following concerns regarding a loss of light to the adjacent neighbouring window. Overall, the scale and design of the proposal is considered proportionate to the original dwelling and harmonises with its existing built form and immediate neighbouring properties. The proposal would be constructed of materials to match the existing dwellinghouse.
The application site shares a boundary with No.84 Hockliffe Road to the west. The proposal would be sufficiently separated from No.84 and would not cause harm to this neighbouring property by way of loss of light or ovebearing impact. The proposal would insert a first floor bathroom window in the side elevation facing No.84. In the interests of the amenity of current and future occupiers, it is reasonable to condition that this window is obscure glazed. A door will be relocated in the ground floor side elevation facing No.84 with an associated staircase to the patio. However, it is not considered that this would give rise to an unacceptable loss of privacy or overlooking or excacerbate the existing relationship between these neighbouring properties.
The application site shares a boundary with No.88 Hockliffe Road to the east. The original scheme would fail the 45 degree guidance in relation to the adjacent first floor window at No.88. Therefore, in the interests of the amenity of this neighbouring property, the proposal was reduced in depth. Whilst the proposal would fail the vertical line, the proposal would pass the horizontal line in relation to the 45 degree guidance. As such, it is not considered that the proposal would give rise to a detrimental loss of light to this neighbouring property. Moreover, the proposal would not have an adverse impact by way of overbearing impact, loss of privacy or overlooking.
All other neighbouring properties are sufficiently removed from the proposal and as such, would not be adversely affected.
The existing property is a three-bedroom dwelling. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
Leighton-Linslade Town Council make no objection to the application. No comments were received by Natural England. The SuDS Officer states that the red line area of the site falls within Flood Zone 2. However, the area of the proposed works is within Flood Zone 1. Subject to surface water drainage arrangements being confirmed the SuDS Officer would not see a need to comment on the proposed development. Surface water drainage arrangements would be a matter of building control and not planning.
The application was subject to public consultation and no representations were received.
In conclusion, 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, the Parking
Standards for New Developments SPD and Chapter 11 of the Central Bedfordshire Design Guide.The application site comprises of a mid-terrace dwelling in Leighton Buzzard. The application seeks planning permission to remove the existing single storey rear extension and construct a new two-storey rear extension.
The proposal would be sited to the rear of the dwellinghouse and would not be readily visible to the streescene. The proposal has been reduced in depth following concerns regarding a loss of light to the adjacent neighbouring window. Overall, the scale and design of the proposal is considered proportionate to the original dwelling and harmonises with its existing built form and immediate neighbouring properties. The proposal would be constructed of materials to match the existing dwellinghouse.
The application site shares a boundary with No.84 Hockliffe Road to the west. The proposal would be sufficiently separated from No.84 and would not cause harm to this neighbouring property by way of loss of light or ovebearing impact. The proposal would insert a first floor bathroom window in the side elevation facing No.84. In the interests of the amenity of current and future occupiers, it is reasonable to condition that this window is obscure glazed. A door will be relocated in the ground floor side elevation facing No.84 with an associated staircase to the patio. However, it is not considered that this would give rise to an unacceptable loss of privacy or overlooking or excacerbate the existing relationship between these neighbouring properties.
The application site shares a boundary with No.88 Hockliffe Road to the east. The original scheme would fail the 45 degree guidance in relation to the adjacent first floor window at No.88. Therefore, in the interests of the amenity of this neighbouring property, the proposal was reduced in depth. Whilst the proposal would fail the vertical line, the proposal would pass the horizontal line in relation to the 45 degree guidance. As such, it is not considered that the proposal would give rise to a detrimental loss of light to this neighbouring property. Moreover, the proposal would not have an adverse impact by way of overbearing impact, loss of privacy or overlooking.
All other neighbouring properties are sufficiently removed from the proposal and as such, would not be adversely affected.
The existing property is a three-bedroom dwelling. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
Leighton-Linslade Town Council make no objection to the application. No comments were received by Natural England. The SuDS Officer states that the red line area of the site falls within Flood Zone 2. However, the area of the proposed works is within Flood Zone 1. Subject to surface water drainage arrangements being confirmed the SuDS Officer would not see a need to comment on the proposed development. Surface water drainage arrangements would be a matter of building control and not planning.
The application was subject to public consultation and no representations were received.
In conclusion, 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, the Parking
Standards for New Developments SPD and Chapter 11 of 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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)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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