| Informative Notes: | | 1
)Reasons for granting:
The application site is located at 16 Dane Close, Stotfold and contains a two storey semi-detached dwelling of facing brick (with horizontal cladding on the first floor front elevation), profiled concrete roof tiles and white upvc windows. It has been previously extended at single storey to the front and side. The dwelling is in a cul-de-sac location, many of which are characterised by similar styled properties. It is sited in a corner location set back from the road but is clearly visible within the streetscene.
The proposed two storey side extension would be to the side of the dwelling, and partly over the existing single projection. Following concerns that the extension would unacceptably increase the scale and massing of the dwelling and unbalance the appearance of the semi-detached property it has been set back at first floor from the front elevation and down slightly from the ridgeline to appear subservient. A gap of approx 1.2m would be retained with the side boundary and given the distances and relationship with the commericial unit to the side no terracing effect will occur. Materials proposed are to match and can be conditioned.
The proposed side extension would be well offset from all surrounding residential properties and the commericial unit to the side. Given the distances and relationships involved it is not considered the proposal would result in any undue loss of light, privacy or overbearing impact. There would be a new first floor rear ensuite window which would be no nearer No 19 Saxon Avenue at the rear than the existing first floor bedroom window. Due to the alignment of Saxon Road the semi-detached properties Nos 21 to 27 face at an angle towards No 16 Dane Close, resulting in the end of the garden of No 23 being the closest, however, sufficient privacy distances would be maintained. To ensure there is no undue loss of privacy to the rear part of the adjoining garden a suitably worded condition can be attached to restrict and obscure glaze that window.
The proposal would result in an increase from three to four bedrooms. The parking within the garage and driveway will be unaffected by the proposal. The Highway Officer is satisfied that the parking requirements for the proposal can be met with the existing parking on site. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection to the proposal. Stotfold Town Council was consulted and has 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 16 Dane Close, Stotfold and contains a two storey semi-detached dwelling of facing brick (with horizontal cladding on the first floor front elevation), profiled concrete roof tiles and white upvc windows. It has been previously extended at single storey to the front and side. The dwelling is in a cul-de-sac location, many of which are characterised by similar styled properties. It is sited in a corner location set back from the road but is clearly visible within the streetscene.
The proposed two storey side extension would be to the side of the dwelling, and partly over the existing single projection. Following concerns that the extension would unacceptably increase the scale and massing of the dwelling and unbalance the appearance of the semi-detached property it has been set back at first floor from the front elevation and down slightly from the ridgeline to appear subservient. A gap of approx 1.2m would be retained with the side boundary and given the distances and relationship with the commericial unit to the side no terracing effect will occur. Materials proposed are to match and can be conditioned.
The proposed side extension would be well offset from all surrounding residential properties and the commericial unit to the side. Given the distances and relationships involved it is not considered the proposal would result in any undue loss of light, privacy or overbearing impact. There would be a new first floor rear ensuite window which would be no nearer No 19 Saxon Avenue at the rear than the existing first floor bedroom window. Due to the alignment of Saxon Road the semi-detached properties Nos 21 to 27 face at an angle towards No 16 Dane Close, resulting in the end of the garden of No 23 being the closest, however, sufficient privacy distances would be maintained. To ensure there is no undue loss of privacy to the rear part of the adjoining garden a suitably worded condition can be attached to restrict and obscure glaze that window.
The proposal would result in an increase from three to four bedrooms. The parking within the garage and driveway will be unaffected by the proposal. The Highway Officer is satisfied that the parking requirements for the proposal can be met with the existing parking on site. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection to the proposal. Stotfold Town Council was consulted and has 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). |
| 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 |
|
|---|