| Informative Notes: | | 1
)Reasons for granting:
The application site is located at 6 Roe Close, Stotfold and contains a detached bungalow which has been previously extended. It is constructed of brown brick and brown profiled roof tiles with white upvc windows. The dwelling is located in a cul-de-sac location characterised by both bungalow style properties and two storey dwellings.
The proposed front porch will replace the existing (approved 2003), it will not be as deep but will be wider and taller resulting in a modest sized subservient gable front extension well set back from the road. The roof of the existing front bay window linked to the porch will be marginally increased in height. The existing side carport, rear conservatory and detached garage will be demolished and replaced with a single storey side/rear extension. It would extend close to the boundary with No 4 to the side and extend 5m off the rear elevation. Although it would be designed with a large crown roof, it would be well set back from the front elevation where only part of the roof visible will have a shallow pitch and it will be subservient to the main dwelling.
It is proposed to render the whole property a rough finish colour off white together with the proposed porch and front elevation of the extension. The sides and rear elevations of the extension will be a grey vertical composite cladding, and all existing and proposed doors and windows will be grey upvc. Concrete grey plain rooftiles are proposed for the existing dwelling and extension. Although the appearance of the dwelling will be altered, due to the materials proposed, it will not be out of keeping in the streetscene and a suitably worded condition can be attached.
The porch is of modest dimensions and will not overlook or cause a loss of light and privacy to any of the adjacent properties. The proposed extension will extend close to the side boundary with No 4 Roe Close. At approx 7.1m deep, and being slightly higher then the existing structures to be demolished along that boundary, there may be some loss of light later in the day to its side/rear garden directly adjacent to the boundary. However it will be sufficiently offset from the dwelling at No 4 itself and will only protrude a short distance beyond its rear elevation, and given the distances and relationships involved will not result in an unacceptable loss of light or overbearing impact . Given its siting close to the boundary, a condition can be attached to ensure its west elevation remains blank sided. It will be flush with the existing side (east) elevation of the dwelling, and offset from the boundary with No 8 Roe Close alongside its blank sided rear extension and shed beyond. Given the distances and relationships involved it is not considered the proposal will result in any undue loss of light, privacy or overbearing impact. No other surrounding properties will be unduly affected given the distances involved.
The existing carport and garage will be removed, the access will remain the same. The proposal would result in an increase from two to three bedrooms. The current guidance requires a 2/3 bedroom dwelling to have 2 parking spaces and this will be retained on the existing driveway. On the basis of the scale and nature of the development, adequate access and parking has been retained. The Highway Officer has not objected, a condition is suggested seeking to retain on plot parking however this is not considered necessary given the scale and nature of the development.
Neighbouring properties have been consulted on the application and no comments have been received. Nature Space and Stotfold Town Council were consulted and have not commented.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024).Reasons for granting:
The application site is located at 6 Roe Close, Stotfold and contains a detached bungalow which has been previously extended. It is constructed of brown brick and brown profiled roof tiles with white upvc windows. The dwelling is located in a cul-de-sac location characterised by both bungalow style properties and two storey dwellings.
The proposed front porch will replace the existing (approved 2003), it will not be as deep but will be wider and taller resulting in a modest sized subservient gable front extension well set back from the road. The roof of the existing front bay window linked to the porch will be marginally increased in height. The existing side carport, rear conservatory and detached garage will be demolished and replaced with a single storey side/rear extension. It would extend close to the boundary with No 4 to the side and extend 5m off the rear elevation. Although it would be designed with a large crown roof, it would be well set back from the front elevation where only part of the roof visible will have a shallow pitch and it will be subservient to the main dwelling.
It is proposed to render the whole property a rough finish colour off white together with the proposed porch and front elevation of the extension. The sides and rear elevations of the extension will be a grey vertical composite cladding, and all existing and proposed doors and windows will be grey upvc. Concrete grey plain rooftiles are proposed for the existing dwelling and extension. Although the appearance of the dwelling will be altered, due to the materials proposed, it will not be out of keeping in the streetscene and a suitably worded condition can be attached.
The porch is of modest dimensions and will not overlook or cause a loss of light and privacy to any of the adjacent properties. The proposed extension will extend close to the side boundary with No 4 Roe Close. At approx 7.1m deep, and being slightly higher then the existing structures to be demolished along that boundary, there may be some loss of light later in the day to its side/rear garden directly adjacent to the boundary. However it will be sufficiently offset from the dwelling at No 4 itself and will only protrude a short distance beyond its rear elevation, and given the distances and relationships involved will not result in an unacceptable loss of light or overbearing impact . Given its siting close to the boundary, a condition can be attached to ensure its west elevation remains blank sided. It will be flush with the existing side (east) elevation of the dwelling, and offset from the boundary with No 8 Roe Close alongside its blank sided rear extension and shed beyond. Given the distances and relationships involved it is not considered the proposal will result in any undue loss of light, privacy or overbearing impact. No other surrounding properties will be unduly affected given the distances involved.
The existing carport and garage will be removed, the access will remain the same. The proposal would result in an increase from two to three bedrooms. The current guidance requires a 2/3 bedroom dwelling to have 2 parking spaces and this will be retained on the existing driveway. On the basis of the scale and nature of the development, adequate access and parking has been retained. The Highway Officer has not objected, a condition is suggested seeking to retain on plot parking however this is not considered necessary given the scale and nature of the development.
Neighbouring properties have been consulted on the application and no comments have been received. Nature Space and Stotfold Town Council were consulted and have not commented.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024). |
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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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