| Informative Notes: | | 1
)Reasons for Granting:
The application site is a mid-terraced dwelling located on Station Road in Marston Moretaine. The proposal is for a loft conversion with rear dormer and three front rooflights. The rear dormer will have a depth of 2.8 metres, a width of 7.8 metres and a flat roof height of 2.5 metres.
A Lawful Development Certificate (CB/24/03104/LDCP) confirmed that a loft conversion with rear dormer and front roof lights would be permitted development and therefore not require planning permission. The proposed loft conversion with rear dormer are the same as that deemed lawful, however, instead of using materials of a similar appearance to the existing dwelling, the proposed dormer face and cheeks would be finished in Iron Grey Hardie cladding. The proposed change in materials would not create any additional footprint or floor space to the dwelling.
No.35 Jubilee Cottages is surrounded by residential properties of similar scale and design. No.31 Jubilee Cottages displays front facing roof lights which appear to be similar to those shown in this proposal. Given the location of the loft conversion and rear dormer, they would not be visible within the streetscene. The proposed rooflights would be visible within the streetscene however they are considered small and modest in scale. Overall, the proposal would not be considered to have a detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the rear dormer would provide similar views over the private amenity space of neighbouring properties as with any upper-floor window. The three rooflights are set within the front roof slope and the outlook from them would project upwards. The converted roof space are of a scale and design that would not result in an overbearing impact. Therefore, the proposal would not result in any overlooking, loss of light or loss of privacy to nearby neighbouring dwellings. All other neighbours are considered sufficiently separated.
The dwelling currently benefits from two off-street parking spaces. In accordance with the Parking Standards for New Developments SPD, a three-bedroom property requires two off-street parking spaces. If a fourth bedroom was shown on the plans, a third parking space could be created within the grassed area to the front of the property. On the basis of the scale and nature of the development, adequate parking has been retained.
Marston Moretaine Parish Council were consulted on the application and have raised no objections. The Highways team were also consulted on this application and also raised no objection.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site is a mid-terraced dwelling located on Station Road in Marston Moretaine. The proposal is for a loft conversion with rear dormer and three front rooflights. The rear dormer will have a depth of 2.8 metres, a width of 7.8 metres and a flat roof height of 2.5 metres.
A Lawful Development Certificate (CB/24/03104/LDCP) confirmed that a loft conversion with rear dormer and front roof lights would be permitted development and therefore not require planning permission. The proposed loft conversion with rear dormer are the same as that deemed lawful, however, instead of using materials of a similar appearance to the existing dwelling, the proposed dormer face and cheeks would be finished in Iron Grey Hardie cladding. The proposed change in materials would not create any additional footprint or floor space to the dwelling.
No.35 Jubilee Cottages is surrounded by residential properties of similar scale and design. No.31 Jubilee Cottages displays front facing roof lights which appear to be similar to those shown in this proposal. Given the location of the loft conversion and rear dormer, they would not be visible within the streetscene. The proposed rooflights would be visible within the streetscene however they are considered small and modest in scale. Overall, the proposal would not be considered to have a detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the rear dormer would provide similar views over the private amenity space of neighbouring properties as with any upper-floor window. The three rooflights are set within the front roof slope and the outlook from them would project upwards. The converted roof space are of a scale and design that would not result in an overbearing impact. Therefore, the proposal would not result in any overlooking, loss of light or loss of privacy to nearby neighbouring dwellings. All other neighbours are considered sufficiently separated.
The dwelling currently benefits from two off-street parking spaces. In accordance with the Parking Standards for New Developments SPD, a three-bedroom property requires two off-street parking spaces. If a fourth bedroom was shown on the plans, a third parking space could be created within the grassed area to the front of the property. On the basis of the scale and nature of the development, adequate parking has been retained.
Marston Moretaine Parish Council were consulted on the application and have raised no objections. The Highways team were also consulted on this application and also raised no objection.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF). |
| 2
) The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved.
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway. The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved.
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway. |
| 3
)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. |
| 4
)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). |
| 5
)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. |
| 6
)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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
|
|---|