| Informative Notes: | | 1
)Reasons for granting:
The application seeks planning permission for a two storey side extension and a single storey rear extension. The proposed two storey side extension would be visible within the street scene of Concra Park, however due to site levels and the existing soft landscaping to the rear of the site, the proposed side and rear extensions would not be visible to Weathercock Lane which is located to the north of the site. The roof of the side extension would be set below the ridge line and would be set back from the front elevation. Although the proposed width of the side extension is not significantly less than the width of the main house, it is considered the additional width would not cause a detrimental impact to the character and appearance of the area. As such the proposed side extension would appear subservient within the street scene. The proposed rear extension would not be visible within the street scene of Concra Park and due to the soft landscaping to the rear and differences in site levels from Weathercock Lane and the application site, would also not be visible Weathercock Lane. Nevertheless, the proposed rear extension would appear subservient to the host dwelling, furthermore, the proposed extensions would be using materials to match the host dwelling.
The application site has a staggered boundary relationship with neighbouring property No.10 Concra Park as well as a difference in site levels with No.10 sited on a lower elevation. Due to the staggered relationship with No.10 to the side, the proposed side extension would be sited some 2.5 meters away from the boundary to the rear of the property, however towards the front of the site this would be some 0.4 metres. However, in terms of how the proposal would appear within the street scene, the proposal would maintain a 2.3 metre gap from this property's built form and would be some 5 metres away from the two storey element of this property and as such would not appear to cause a terracing effect with this neighbouring property.
Whilst the application site is sited on a higher elevation than No.10, the proposed extensions would be sited some 2.3 metres away from the built form of this property and as such are not considered to have an overbearing impact on this property. There are no windows on the side elevation of No.10 and as such it is not considered that the proposal would result in a significant loss of light to this property. The are no proposed side windows that would overlook this neighbouring property and as such it is not considered that there would be a significant loss of privacy to this neighbour.
The proposed single storey rear extension would be sited some 5.9 metres away from the boundary of neighbouring property No.8 Concra Park and would be sited some 11.5 metres away from this neighbouring property. Due to this separation distance and siting of this neighbour, it is not considered to have a negative impact on this property's amenity.
The proposal would not increase the number of bedrooms at the property and would not impact the existing parking arrangements.
A comment has been received in support of the application and the council's Trees and Landscape officer has raised no objection to the proposal.
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, Parking Standards in new development SPD and the Central Bedfordshire Design Guide.Reasons for granting:
The application seeks planning permission for a two storey side extension and a single storey rear extension. The proposed two storey side extension would be visible within the street scene of Concra Park, however due to site levels and the existing soft landscaping to the rear of the site, the proposed side and rear extensions would not be visible to Weathercock Lane which is located to the north of the site. The roof of the side extension would be set below the ridge line and would be set back from the front elevation. Although the proposed width of the side extension is not significantly less than the width of the main house, it is considered the additional width would not cause a detrimental impact to the character and appearance of the area. As such the proposed side extension would appear subservient within the street scene. The proposed rear extension would not be visible within the street scene of Concra Park and due to the soft landscaping to the rear and differences in site levels from Weathercock Lane and the application site, would also not be visible Weathercock Lane. Nevertheless, the proposed rear extension would appear subservient to the host dwelling, furthermore, the proposed extensions would be using materials to match the host dwelling.
The application site has a staggered boundary relationship with neighbouring property No.10 Concra Park as well as a difference in site levels with No.10 sited on a lower elevation. Due to the staggered relationship with No.10 to the side, the proposed side extension would be sited some 2.5 meters away from the boundary to the rear of the property, however towards the front of the site this would be some 0.4 metres. However, in terms of how the proposal would appear within the street scene, the proposal would maintain a 2.3 metre gap from this property's built form and would be some 5 metres away from the two storey element of this property and as such would not appear to cause a terracing effect with this neighbouring property.
Whilst the application site is sited on a higher elevation than No.10, the proposed extensions would be sited some 2.3 metres away from the built form of this property and as such are not considered to have an overbearing impact on this property. There are no windows on the side elevation of No.10 and as such it is not considered that the proposal would result in a significant loss of light to this property. The are no proposed side windows that would overlook this neighbouring property and as such it is not considered that there would be a significant loss of privacy to this neighbour.
The proposed single storey rear extension would be sited some 5.9 metres away from the boundary of neighbouring property No.8 Concra Park and would be sited some 11.5 metres away from this neighbouring property. Due to this separation distance and siting of this neighbour, it is not considered to have a negative impact on this property's amenity.
The proposal would not increase the number of bedrooms at the property and would not impact the existing parking arrangements.
A comment has been received in support of the application and the council's Trees and Landscape officer has raised no objection to the proposal.
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, Parking Standards in new development SPD and the Central Bedfordshire Design Guide. |
| 2
)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. |
| 3
)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). |
| 4
)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. |
| 5
)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 |
|
|---|