| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached dwellinghouse located on Coopers Way, Houghton Regis. No. 80 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale.
The proposal consists of the demolition of an existing conservatory and erection of a single storey rear extension with a pitched roof and three rooflights. The rear extension would have a proposed width of approximately 6.5 metres and a depth of 4 metres. The proposed pitched roof would have an eaves height of approximately 2.2 metres and a maximum height of 3.1 metres. The majority of the proposal will be located within the footprint of the existing conservatory however the proposed extension is larger and would therefore result in an increase in footprint, however, as the increase is only minimal the proposal would be considered modest in scale and proportionate to the host dwelling.
The single storey rear extension would be visible within the street scene, however, the proposal would be screened on the prominent side elevation by the existing garden wall with only the pitched roof being readily visible from this elevation which is similar to the existing conservatory. The extension would also be visible from the front elevation, however, this would only be a small alteration to what is currently in place with the side gate and bricked garden wall being replaced with a door and a brick wall that would see a marginal increase in height, therefore it is not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the proposal is set on boundary with 82 Coopers Way, however, as the two houses are separated by this properties garage it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. Two of the rooflights do face this property, however, they are set back far enough that they would not look directly into the property, therefore, the proposal is not considered to result in any harmful overlooking or a loss of privacy for neighbouring occupiers. The third rooflight, installed within the southern side elevation of the main extension, would face the front elevation of 52, 54 and 56 Coopers Way. However, the separation distance would be approximately 14m and this relationship would be similar to the front-to-front relationship that one would expect in a residential development and found elsewhere within the immediate area. Therefore, the proposal is not considered to result in any harmful overlooking. All other neighbours are sufficiently separated from the proposed development for there to be any material impact.
Houghton Regis Town Council were consulted as part of this application but no comments were received. Natural England were also consulted but no comments were received. The application was subject to a public consultation and no comments 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.Reasons for granting:
The application site is a semi-detached dwellinghouse located on Coopers Way, Houghton Regis. No. 80 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale.
The proposal consists of the demolition of an existing conservatory and erection of a single storey rear extension with a pitched roof and three rooflights. The rear extension would have a proposed width of approximately 6.5 metres and a depth of 4 metres. The proposed pitched roof would have an eaves height of approximately 2.2 metres and a maximum height of 3.1 metres. The majority of the proposal will be located within the footprint of the existing conservatory however the proposed extension is larger and would therefore result in an increase in footprint, however, as the increase is only minimal the proposal would be considered modest in scale and proportionate to the host dwelling.
The single storey rear extension would be visible within the street scene, however, the proposal would be screened on the prominent side elevation by the existing garden wall with only the pitched roof being readily visible from this elevation which is similar to the existing conservatory. The extension would also be visible from the front elevation, however, this would only be a small alteration to what is currently in place with the side gate and bricked garden wall being replaced with a door and a brick wall that would see a marginal increase in height, therefore it is not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the proposal is set on boundary with 82 Coopers Way, however, as the two houses are separated by this properties garage it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. Two of the rooflights do face this property, however, they are set back far enough that they would not look directly into the property, therefore, the proposal is not considered to result in any harmful overlooking or a loss of privacy for neighbouring occupiers. The third rooflight, installed within the southern side elevation of the main extension, would face the front elevation of 52, 54 and 56 Coopers Way. However, the separation distance would be approximately 14m and this relationship would be similar to the front-to-front relationship that one would expect in a residential development and found elsewhere within the immediate area. Therefore, the proposal is not considered to result in any harmful overlooking. All other neighbours are sufficiently separated from the proposed development for there to be any material impact.
Houghton Regis Town Council were consulted as part of this application but no comments were received. Natural England were also consulted but no comments were received. The application was subject to a public consultation and no comments 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). |
| 4
)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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)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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