| Informative Notes: | | 1
)Reasons for Granting
The application site consists of a detached two-storey dwellinghouse in Ampthill. 73 Holland Road is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of varying styles, scales and design.
The application seeks permission for a single storey front/rear extensions and first floor side extension. The proposed front extension would include a porch measuring 2.4 metres by 1.35 metres, an eaves height of 2.3 metres and a roof ridge height of 3.6 metres. The front extension would have a forward projection of 2.4 metres, a width of 10.5m, an eaves height of 2.3 metres and a roof ridge height of 3.7 metres. The rear extension would have a depth of 3.9 metres, a width of 10.5 metres, an eaves of 2.3 metres and a roof ridge height of 3.6 metres. The first floor side extension would extend above the existing garage with a width fo 3.7 metres, a depth of 8 metres, an eaves height of 4.7 metres and a roof ridge height of 7.4 metres.
The proposed front extension, porch and first floor side extension would be visibile within the street scene, and would be considered subservient in scale and design to the existing dwelling. The proposed first floor side extension would be set down from the main roof ridge, and would be significantly less than the width of the main dwelling, satisfying Section 11 of the CBDG (2023). The proposal seeks the conversion of the garage, removing the garage door and replacing with a window. There are examples of garage conversions within the street scene, namely immediate neighbour No.75 and as such the amendments on the principal elevation would not be outkeeping. There are examples of single storey front/rear and first floor side extensions within the street scene. Overall, the proposal would not be outkeeping of the existing grain of development. The proposed materials would be to match the existing dwelling.
The existing dwelling and immediate neighbour to the west (No.75) are staggered, and therefore the proposal would be mostly screened by existing built form due to the staggered building line. The existing dwelling projects further than No.75 principal elevation, and thus it is considered the additional 2 metres forward projection would not exacerbate the existing relationship. Due to the sufficient separation distance and distance from the nearest habitable window, the proposed front extension and front porch would not cause a detrimental impact to this neighbours amenity. The proposed single storey rear extension would be in line with the built form of No.75, and would not project beyond the rear elevation of this neighbour. Therefore, the proposed rear extension would not cause a detrimental impact to this neighbours amenity. The first floor side extension would be built upon an existing single storey side garage, which is separated from No.67 Holland Road by approx. 14 metres. The proposed first floor side extension would not introduce any first floor side windows.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal would create the loss of a parking space within the garage, however there is ample space to the front of the dwelling following the removal of the hedge to facilitate 2 off-street parking spaces.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide.Reasons for Granting
The application site consists of a detached two-storey dwellinghouse in Ampthill. 73 Holland Road is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of varying styles, scales and design.
The application seeks permission for a single storey front/rear extensions and first floor side extension. The proposed front extension would include a porch measuring 2.4 metres by 1.35 metres, an eaves height of 2.3 metres and a roof ridge height of 3.6 metres. The front extension would have a forward projection of 2.4 metres, a width of 10.5m, an eaves height of 2.3 metres and a roof ridge height of 3.7 metres. The rear extension would have a depth of 3.9 metres, a width of 10.5 metres, an eaves of 2.3 metres and a roof ridge height of 3.6 metres. The first floor side extension would extend above the existing garage with a width fo 3.7 metres, a depth of 8 metres, an eaves height of 4.7 metres and a roof ridge height of 7.4 metres.
The proposed front extension, porch and first floor side extension would be visibile within the street scene, and would be considered subservient in scale and design to the existing dwelling. The proposed first floor side extension would be set down from the main roof ridge, and would be significantly less than the width of the main dwelling, satisfying Section 11 of the CBDG (2023). The proposal seeks the conversion of the garage, removing the garage door and replacing with a window. There are examples of garage conversions within the street scene, namely immediate neighbour No.75 and as such the amendments on the principal elevation would not be outkeeping. There are examples of single storey front/rear and first floor side extensions within the street scene. Overall, the proposal would not be outkeeping of the existing grain of development. The proposed materials would be to match the existing dwelling.
The existing dwelling and immediate neighbour to the west (No.75) are staggered, and therefore the proposal would be mostly screened by existing built form due to the staggered building line. The existing dwelling projects further than No.75 principal elevation, and thus it is considered the additional 2 metres forward projection would not exacerbate the existing relationship. Due to the sufficient separation distance and distance from the nearest habitable window, the proposed front extension and front porch would not cause a detrimental impact to this neighbours amenity. The proposed single storey rear extension would be in line with the built form of No.75, and would not project beyond the rear elevation of this neighbour. Therefore, the proposed rear extension would not cause a detrimental impact to this neighbours amenity. The first floor side extension would be built upon an existing single storey side garage, which is separated from No.67 Holland Road by approx. 14 metres. The proposed first floor side extension would not introduce any first floor side windows.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal would create the loss of a parking space within the garage, however there is ample space to the front of the dwelling following the removal of the hedge to facilitate 2 off-street parking spaces.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD 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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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 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 highwayThe 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 |
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)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 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. |
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