| Informative Notes: | | 1
)The application site is a one-storey semi-detached dwelling located on the High Street in Meppershall. No. 71 is constructed of brickwork with a tiled pitched roof surrounded by properties similar in design. The proposal is for the conversion of the existing garage into a habitable space and would see the garage door replaced with a window and brickwork to match the existing. The proposal also includes the installation of two rooflights, one to the rear of the property and one on the side elevation facing southwest.
The conversion would not result in an increase in the dwellings footprint as all structural changes would be internal. As the garage is located at the front of the property the alterations would be readily visible within the street scene, however, they are minimal and therefore would not have a significant impact within the street scene and would not have any harmful impact upon the visual character of the surrounding area as the proposed brickwork and windows are well suited to the existing street scene. Neither of the proposed rooflights would be readily visible within the street scene. Overall, it is considered that the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area and therefore is considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
As the garage conversion would not see an increase in the property's footprint, it is not considered that it would have a material impact on the residential amenities of either of the neighbouring properties. The proposal would be visible from the properties opposite the application site, 38,40 & 42-44 High Street, however due to the minor alterations of the proposal, it is not considered that there would be any material impact on the residential amenities of these properties. All other properties are considered sufficiently separated from the proposal for there to be any material impact. Due to the location, and orientation neither of the proposed rooflights would have a significant impact in terms of privacy for any neighbouring properties. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
In terms of parking, the proposed garage conversion would result in the loss of an off street parking space, however, as the property has three bedrooms and is able to accommodate three cars on the paved area at the front of the property it would still meet the parking standards. In addition to this the existing garage is
not large enough to accommodate an off-street parking space. Overall, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Meppershall Parish Council were consulted on this application and raised no objections. Highways were consulted and raised no objection. Archaeology were consulted and raised no objections. The application was also subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.The application site is a one-storey semi-detached dwelling located on the High Street in Meppershall. No. 71 is constructed of brickwork with a tiled pitched roof surrounded by properties similar in design. The proposal is for the conversion of the existing garage into a habitable space and would see the garage door replaced with a window and brickwork to match the existing. The proposal also includes the installation of two rooflights, one to the rear of the property and one on the side elevation facing southwest.
The conversion would not result in an increase in the dwellings footprint as all structural changes would be internal. As the garage is located at the front of the property the alterations would be readily visible within the street scene, however, they are minimal and therefore would not have a significant impact within the street scene and would not have any harmful impact upon the visual character of the surrounding area as the proposed brickwork and windows are well suited to the existing street scene. Neither of the proposed rooflights would be readily visible within the street scene. Overall, it is considered that the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area and therefore is considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
As the garage conversion would not see an increase in the property's footprint, it is not considered that it would have a material impact on the residential amenities of either of the neighbouring properties. The proposal would be visible from the properties opposite the application site, 38,40 & 42-44 High Street, however due to the minor alterations of the proposal, it is not considered that there would be any material impact on the residential amenities of these properties. All other properties are considered sufficiently separated from the proposal for there to be any material impact. Due to the location, and orientation neither of the proposed rooflights would have a significant impact in terms of privacy for any neighbouring properties. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
In terms of parking, the proposed garage conversion would result in the loss of an off street parking space, however, as the property has three bedrooms and is able to accommodate three cars on the paved area at the front of the property it would still meet the parking standards. In addition to this the existing garage is
not large enough to accommodate an off-street parking space. Overall, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Meppershall Parish Council were consulted on this application and raised no objections. Highways were consulted and raised no objection. Archaeology were consulted and raised no objections. The application was also subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
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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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)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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)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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