| Informative Notes: | | 1
)Reasons For Granting,
The property is a two-storey end terrace dwelling located along Aquila Road in Leighton Buzzard. The proposal consists of a part two storey and part first floor extension to the side of the property. This would also include a partial garage conversion and front porch.
The two storey element of the proposal would measure a width of 2.75m, a depth of 3.5m (approx.) and a pitched roof with an eaves height of 5.1m and highest point of 7.5m. The first floor element of the proposal would be built above the existing garage to the side elevation, which would measure a width of 2.75m, and a depth of 5.7m (approx.), as well as match the height of the two storey proposal.
The existing garage would be partially converted into a study, but the garage door would remain on the front elevation. Additionally, a modest front porch would be added to the principal elevation, measuring a width of 2m, and a depth of 1m, with a mono-pitched roof with an eaves height of 2.4m and a highest point measuring 3m.
The proposed part single storey part two storey side extension would be set down and set back from the ridge height of the main dwellinghouse and set back from the principal elevation. Although no side extensions are present within the streetscene, the proposal would not be at odds with the grain and pattern of development within the vicinity of the application site. Therefore, it is considered that the proposal would be subordinate to the host dwelling, and would not have a detrimental impact on the character and appearance of the surrounding area.
The proposed part two storey part first floor extension would be obscured form the adjacent neighbour (18 Aquila Road) by the bulk of the main dwellinghouse. Additionally, the proposed front porch would be visible, however due to the modest size of this porch, it is not considered that this built form would impact the residential amenities of this adjacent neighbour.
Due to the nature of the proposal as an end plot, the proposed two storey extension would face onto an area of grassed amenity land and a public right of way. As there is no built form adjacent to this elevation, the proposal would not lead to any further overbearing impacts on the surrounding area.
All other properties are considered to be sufficiently separated from the application site, and therefore no material impacts are expected to impact any other neighbouring properties.
As the proposal would lead to the creation of additional bedroom and the reduction in garage size, a Highways Officer was consulted on this application. The property would have a resultant four bedrooms and would require the provision of three parking spaces. Additionally, the Highways Officer noted that the proposed front porch would extend beyond the principal elevation, and therefore would have an impact on the parking provision of the application site.
Although an objection was raised by the Highways Officer for a lack of parking provision, due to the modest size of the front porch, as well as to potential for parking provision to be provided on the hard standing to the front of the application site, it is considered that the introduction of the proposal would not detrimentally impact the safety of the highway in this instance. Several conditions have been suggested from the Highways Officer to further safeguard the public highway, and two of these have been added to the report. Although further conditions were suggested, it is considered that they would not be reasonable with regards to the condition tests and as such they have not been attached to the decision notice.
Furthermore, a public Right of Way and cycle path runs adjacent to the application site, although obscured by a high fence. A Rights of Way Officer was consulted on this application and raised no objection to the proposal, however it was noted that the footpath/cycle path must remain unobstructed at all times, no construction vehicles should be parked to prevent access, and materials must not be left on the footpath, pavement or public highway and all materials should be stored within the curtilage of the property. An informative has been added to the decision notice.
Leighton-Linslade Town Council were consulted on this application and raised no objection, subject to the satisfaction of parking standards. Additionally, a Tree and Landscape Officer was also consulted on this application, who noted that the trees located on the adjacent amenity land would have a suitable clearance from the proposed extension, and thus raise no objection.
Given the siting, design and scale of the proposal it i considered that the proposal would not have any detrimental impacts on the character and appearance on the surrounding area, and would also not have any detrimental material impacts on the residential amenities of neighbouring properties. The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide.Reasons For Granting,
The property is a two-storey end terrace dwelling located along Aquila Road in Leighton Buzzard. The proposal consists of a part two storey and part first floor extension to the side of the property. This would also include a partial garage conversion and front porch.
The two storey element of the proposal would measure a width of 2.75m, a depth of 3.5m (approx.) and a pitched roof with an eaves height of 5.1m and highest point of 7.5m. The first floor element of the proposal would be built above the existing garage to the side elevation, which would measure a width of 2.75m, and a depth of 5.7m (approx.), as well as match the height of the two storey proposal.
The existing garage would be partially converted into a study, but the garage door would remain on the front elevation. Additionally, a modest front porch would be added to the principal elevation, measuring a width of 2m, and a depth of 1m, with a mono-pitched roof with an eaves height of 2.4m and a highest point measuring 3m.
The proposed part single storey part two storey side extension would be set down and set back from the ridge height of the main dwellinghouse and set back from the principal elevation. Although no side extensions are present within the streetscene, the proposal would not be at odds with the grain and pattern of development within the vicinity of the application site. Therefore, it is considered that the proposal would be subordinate to the host dwelling, and would not have a detrimental impact on the character and appearance of the surrounding area.
The proposed part two storey part first floor extension would be obscured form the adjacent neighbour (18 Aquila Road) by the bulk of the main dwellinghouse. Additionally, the proposed front porch would be visible, however due to the modest size of this porch, it is not considered that this built form would impact the residential amenities of this adjacent neighbour.
Due to the nature of the proposal as an end plot, the proposed two storey extension would face onto an area of grassed amenity land and a public right of way. As there is no built form adjacent to this elevation, the proposal would not lead to any further overbearing impacts on the surrounding area.
All other properties are considered to be sufficiently separated from the application site, and therefore no material impacts are expected to impact any other neighbouring properties.
As the proposal would lead to the creation of additional bedroom and the reduction in garage size, a Highways Officer was consulted on this application. The property would have a resultant four bedrooms and would require the provision of three parking spaces. Additionally, the Highways Officer noted that the proposed front porch would extend beyond the principal elevation, and therefore would have an impact on the parking provision of the application site.
Although an objection was raised by the Highways Officer for a lack of parking provision, due to the modest size of the front porch, as well as to potential for parking provision to be provided on the hard standing to the front of the application site, it is considered that the introduction of the proposal would not detrimentally impact the safety of the highway in this instance. Several conditions have been suggested from the Highways Officer to further safeguard the public highway, and two of these have been added to the report. Although further conditions were suggested, it is considered that they would not be reasonable with regards to the condition tests and as such they have not been attached to the decision notice.
Furthermore, a public Right of Way and cycle path runs adjacent to the application site, although obscured by a high fence. A Rights of Way Officer was consulted on this application and raised no objection to the proposal, however it was noted that the footpath/cycle path must remain unobstructed at all times, no construction vehicles should be parked to prevent access, and materials must not be left on the footpath, pavement or public highway and all materials should be stored within the curtilage of the property. An informative has been added to the decision notice.
Leighton-Linslade Town Council were consulted on this application and raised no objection, subject to the satisfaction of parking standards. Additionally, a Tree and Landscape Officer was also consulted on this application, who noted that the trees located on the adjacent amenity land would have a suitable clearance from the proposed extension, and thus raise no objection.
Given the siting, design and scale of the proposal it i considered that the proposal would not have any detrimental impacts on the character and appearance on the surrounding area, and would also not have any detrimental material impacts on the residential amenities of neighbouring properties. The proposal is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide. |
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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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)The applicant is advised that the footpath/cycle path must remain unobstructed at all times, no construction vehicles should be parked to prevent access, and materials must not be left on the footpath, pavement or public highway and all materials should be stored within the curtilage of No.20.The applicant is advised that the footpath/cycle path must remain unobstructed at all times, no construction vehicles should be parked to prevent access, and materials must not be left on the footpath, pavement or public highway and all materials should be stored within the curtilage of No.20. |
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