| Informative Notes: | | 1
)The application site consists of a two-storey detached dwellinghouse in Pulloxhill. 77 Church Road is constructed of render and cladding with a pitched tiled roof. The character and appearance of the area is mixed, with large dwellings set off the highway.
The application seeks a two storey front extension following removal of an existing two storey front construction and external changes to driveway. The front extension would have a forward projection of 6.1 metres, an eaves height of 5 metres and a roof ridge height of 6.9 metres. Whilst large front extensions are not supported within Section 11 of the Central Bedfordshire Design Guide (2023), each application is assessed on its own merits. Neighbouring dwelling No.75 has a substantial front extension approved under reference CB/12/02197/FULL. Large front extensions appear as commonplace within the streetscene. It is therefore considered that a substantial front extension would not appear at odds with the existing grain of development and the character of the area. The proposal would be sited behind the current building line of No.75. The extension has been set down from the existing ridge line and its overall size is in proportion with the host dwelling. Whilst the proposal would be a substantial front extension it would not be considered visually intrusive within the street scene.
The proposal would be sited close to the shared boundary with No.79. Given its forward projection the proposal would project some 5 metres forward of the building line of this nieghbouring property. It would pass the vertical 45 degree line, however would fail the horizontal line in relation to the front dormer on the neighbouring property. However, from previous planning history for the neighbouring property, it appears as though this window serves a bathroom at first floor level. Given this relationship and that the proposal would pass the vertical 45 degree line, whilst there may be some loss of light to this window, it is not considered that this would be sufficiently detrimental to warrant refusal of the application. Within the proposed development, there would be one new ground and one first floor window facing this neighbour which would serve an ensuite and a WC, and therefore would be obscurely glazed. This will be conditioned.
The proposal would be some 7 metres from the building line of Neighbouring dwelling No.75. The proposal would be screened from this neighbour by existing built form. There would be one new first floor window serving a hallway. Due to the separation distance, and the blank facade of the neighbouring properties front extension, the proposal would not give rise to mutual overlooking concerns.
The proposal would not create any additional bedrooms, and therefore the parking arrangements remain unchanged. The proposal seeks external changes to the driveway, however it is still considered 2 parking spaces can be achieved, with space for a 3rd when necessary.
The proposal is therefore in accordance with Policy HQ1, T2 and T3 of the CBLP (2021), Section 12 of the NPPF and the Central Bedfordshire Design Guide (2023).The application site consists of a two-storey detached dwellinghouse in Pulloxhill. 77 Church Road is constructed of render and cladding with a pitched tiled roof. The character and appearance of the area is mixed, with large dwellings set off the highway.
The application seeks a two storey front extension following removal of an existing two storey front construction and external changes to driveway. The front extension would have a forward projection of 6.1 metres, an eaves height of 5 metres and a roof ridge height of 6.9 metres. Whilst large front extensions are not supported within Section 11 of the Central Bedfordshire Design Guide (2023), each application is assessed on its own merits. Neighbouring dwelling No.75 has a substantial front extension approved under reference CB/12/02197/FULL. Large front extensions appear as commonplace within the streetscene. It is therefore considered that a substantial front extension would not appear at odds with the existing grain of development and the character of the area. The proposal would be sited behind the current building line of No.75. The extension has been set down from the existing ridge line and its overall size is in proportion with the host dwelling. Whilst the proposal would be a substantial front extension it would not be considered visually intrusive within the street scene.
The proposal would be sited close to the shared boundary with No.79. Given its forward projection the proposal would project some 5 metres forward of the building line of this nieghbouring property. It would pass the vertical 45 degree line, however would fail the horizontal line in relation to the front dormer on the neighbouring property. However, from previous planning history for the neighbouring property, it appears as though this window serves a bathroom at first floor level. Given this relationship and that the proposal would pass the vertical 45 degree line, whilst there may be some loss of light to this window, it is not considered that this would be sufficiently detrimental to warrant refusal of the application. Within the proposed development, there would be one new ground and one first floor window facing this neighbour which would serve an ensuite and a WC, and therefore would be obscurely glazed. This will be conditioned.
The proposal would be some 7 metres from the building line of Neighbouring dwelling No.75. The proposal would be screened from this neighbour by existing built form. There would be one new first floor window serving a hallway. Due to the separation distance, and the blank facade of the neighbouring properties front extension, the proposal would not give rise to mutual overlooking concerns.
The proposal would not create any additional bedrooms, and therefore the parking arrangements remain unchanged. The proposal seeks external changes to the driveway, however it is still considered 2 parking spaces can be achieved, with space for a 3rd when necessary.
The proposal is therefore in accordance with Policy HQ1, T2 and T3 of the CBLP (2021), Section 12 of the NPPF and the Central Bedfordshire Design Guide (2023). |
| 2
)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). |
| 3
)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. |
| 4
)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 |
| 5
)The applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice.The applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. |
| 6
)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. |
|
|---|