| Informative Notes: | | 1
)The application site is a semi-detached dwelling in Leighton Buzzard. The application seeks planning permission for the erection of a part two storey, part single storey rear extension, new front porch and attached garage to rear.
The proposed front porch would be of a modest, single storey design which is proportionate to the original dwelling and harmonises with its existing built form. The proposed part two storey, part single storey rear extension would not be readily visible to the immediate streetscene of Waterdell. Whilst of a sizeable depth (approximately 4 metres), the proposed extension would not cause unacceptable harm to the character and appearance of the area or the host dwelling. The proposed attached garage would be approximately 1.42 metres deeper than the existing detached garage. It is not considered that the proposed garage would cause material harm to the character and appearance of the streetscene.
The application site shares a boundary with No.76 Waterdell to the west. The proposed development, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), does not result in an unacceptable loss of light, overbearing impact and loss of privacy.
The application site shares a boundary with No.80 Waterdell to the east. At the ground floor level, the proposed rear extension would protrude marginally forward of this neighbours built form and would not have an adverse impact. At the first floor level, the proposed extension would be sited approximately 1.42 metres from the common boundary with No.80. The proposal would comply with the 45 degree rule in relation to this neighbour's first floor window which is adjacent to the shared boundary line. The proposal would insert a window in the eastern side elevation directly facing No.80. It was advised that this window is removed in the interests of the private amenity of current and future occupants. However, it was agreed that it is instead reasonable to condition that this window is fitted with obscure glazing. Overall, the proposed development would not cause harm to this neighbouring property by way of loss of light, overbearing impact, loss of privacy or unacceptable overlooking concerns.
It is considered that all other neighbouring properties would be 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. Whilst the existing and proposed garage do not constitute a parking space, adequate parking has been retained based on the scale and nature of the development, as demonstrated through the parking plan on drawing number DD 24/137.2.
Leighton-Linslade Town Council make no objection to the application. No comments were received by Natural England.
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 GuideThe application site is a semi-detached dwelling in Leighton Buzzard. The application seeks planning permission for the erection of a part two storey, part single storey rear extension, new front porch and attached garage to rear.
The proposed front porch would be of a modest, single storey design which is proportionate to the original dwelling and harmonises with its existing built form. The proposed part two storey, part single storey rear extension would not be readily visible to the immediate streetscene of Waterdell. Whilst of a sizeable depth (approximately 4 metres), the proposed extension would not cause unacceptable harm to the character and appearance of the area or the host dwelling. The proposed attached garage would be approximately 1.42 metres deeper than the existing detached garage. It is not considered that the proposed garage would cause material harm to the character and appearance of the streetscene.
The application site shares a boundary with No.76 Waterdell to the west. The proposed development, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), does not result in an unacceptable loss of light, overbearing impact and loss of privacy.
The application site shares a boundary with No.80 Waterdell to the east. At the ground floor level, the proposed rear extension would protrude marginally forward of this neighbours built form and would not have an adverse impact. At the first floor level, the proposed extension would be sited approximately 1.42 metres from the common boundary with No.80. The proposal would comply with the 45 degree rule in relation to this neighbour's first floor window which is adjacent to the shared boundary line. The proposal would insert a window in the eastern side elevation directly facing No.80. It was advised that this window is removed in the interests of the private amenity of current and future occupants. However, it was agreed that it is instead reasonable to condition that this window is fitted with obscure glazing. Overall, the proposed development would not cause harm to this neighbouring property by way of loss of light, overbearing impact, loss of privacy or unacceptable overlooking concerns.
It is considered that all other neighbouring properties would be 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. Whilst the existing and proposed garage do not constitute a parking space, adequate parking has been retained based on the scale and nature of the development, as demonstrated through the parking plan on drawing number DD 24/137.2.
Leighton-Linslade Town Council make no objection to the application. No comments were received by Natural England.
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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