| Informative Notes: | | 1
)Reasons for granting:
The application site is located at 22 Hitchin Road, Stotfold and contains a detached two storey dwelling of light brown brick, brown hanging tiles on part of the front elevation, brown profiled concrete roof tiles and white upvc windows. It has a flat roofed single storey projection to one side which appears to be a former garage converted to living accommodation. On the other side of the dwelling is an attached garage extension approved in 1987 which is proposed to be demolished.
The proposal is for a two storey side extension and associated internal and external alterations. The extension will be set back from the front elevation and down from the main ridgeline to appear subservient. It will be offset from the side boundary by approx 0.9m, and the side wall of the garage will be reduced to 1.9m high along the side boundary to match the existing. The dwelling is at a splayed angle to No 24 Hitchin Road adjacent so their elevations are closest at the rear, separated by No 24's garage which lies closest to the shared boundary. A sufficient gap will be retained between the properties to provide adequate visual separation.
The existing garage door in the flat roofed side projection on the other side of the dwelling will be brick infilled and a ground floor front window inserted. A new mock pitch canopy roof will be erected to the front of the existing side projection and the flat roof upgraded with replacement roof insulation resulting in the height raised marginally. The mock roof will be similar in appearance to the main dwelling and is considered visually in keeping.
The proposed two storey extension will be sufficiently offset from the dwelling No 24 Hitchin Road and separated by its own garage, as such no undue loss of light or overbearing impact will occur. However, the garden of No 24 partly lies directly behind the proposed extension. Following concerns the scheme has been amended to show a high level obscure glazed window to serve the first floor ensuite to ensure no direct overlooking into the rear garden of No 24 which can be conditioned including no additional first floor windows or other openings in the first floor rear elevation of the extension. The existing single storey projection on the other side of the dwelling is sited on the boundary with No 20 Hitchin Road which lies to the north. Whilst there may be some marginal loss of light to its parking area adjacent due to the proposed roof alterations, given it will be modest in size and the relationships involved it is not considered it will result in any undue loss of light, privacy or overbearing impact.
Following internal rearrangements the property will remain four bed. The existing detached garage will be demolished and replaced with an integral garage. Whilst the new garage will not meet adopted parking standards it is considered useable and a such result in a like-for-like situation. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The Tree Officer has no objection to the proposed extension. The Oak tree at the frontage would appear to be retained. The extension would be mostly over
existing hard standing. The mixing and storage on site should remain on hard standing to avoid damage to the Oak in particular. An informative can be attached.
Neighbouring properties have been consulted on the application and no comments have been received. The Ecology Officer has no objection to the proposal and a informative about bats can be attached. The SuDs Team and Stotfold Town Council were consulted and have not commented.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, EE4, 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 22 Hitchin Road, Stotfold and contains a detached two storey dwelling of light brown brick, brown hanging tiles on part of the front elevation, brown profiled concrete roof tiles and white upvc windows. It has a flat roofed single storey projection to one side which appears to be a former garage converted to living accommodation. On the other side of the dwelling is an attached garage extension approved in 1987 which is proposed to be demolished.
The proposal is for a two storey side extension and associated internal and external alterations. The extension will be set back from the front elevation and down from the main ridgeline to appear subservient. It will be offset from the side boundary by approx 0.9m, and the side wall of the garage will be reduced to 1.9m high along the side boundary to match the existing. The dwelling is at a splayed angle to No 24 Hitchin Road adjacent so their elevations are closest at the rear, separated by No 24's garage which lies closest to the shared boundary. A sufficient gap will be retained between the properties to provide adequate visual separation.
The existing garage door in the flat roofed side projection on the other side of the dwelling will be brick infilled and a ground floor front window inserted. A new mock pitch canopy roof will be erected to the front of the existing side projection and the flat roof upgraded with replacement roof insulation resulting in the height raised marginally. The mock roof will be similar in appearance to the main dwelling and is considered visually in keeping.
The proposed two storey extension will be sufficiently offset from the dwelling No 24 Hitchin Road and separated by its own garage, as such no undue loss of light or overbearing impact will occur. However, the garden of No 24 partly lies directly behind the proposed extension. Following concerns the scheme has been amended to show a high level obscure glazed window to serve the first floor ensuite to ensure no direct overlooking into the rear garden of No 24 which can be conditioned including no additional first floor windows or other openings in the first floor rear elevation of the extension. The existing single storey projection on the other side of the dwelling is sited on the boundary with No 20 Hitchin Road which lies to the north. Whilst there may be some marginal loss of light to its parking area adjacent due to the proposed roof alterations, given it will be modest in size and the relationships involved it is not considered it will result in any undue loss of light, privacy or overbearing impact.
Following internal rearrangements the property will remain four bed. The existing detached garage will be demolished and replaced with an integral garage. Whilst the new garage will not meet adopted parking standards it is considered useable and a such result in a like-for-like situation. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The Tree Officer has no objection to the proposed extension. The Oak tree at the frontage would appear to be retained. The extension would be mostly over
existing hard standing. The mixing and storage on site should remain on hard standing to avoid damage to the Oak in particular. An informative can be attached.
Neighbouring properties have been consulted on the application and no comments have been received. The Ecology Officer has no objection to the proposal and a informative about bats can be attached. The SuDs Team and Stotfold Town Council were consulted and have not commented.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, EE4, 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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)You are advised to note the comments of the Ecology Officer as set out below:
The applicant is advised it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice.You are advised to note the comments of the Ecology Officer as set out below:
The applicant is advised it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. |
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)You are advised to note the comments of the Tree Officer as set out below:
The mixing and storage on site should remain on hard standing to avoid damage to the Oak tree at the front of the site.You are advised to note the comments of the Tree Officer as set out below:
The mixing and storage on site should remain on hard standing to avoid damage to the Oak tree at the front of the site. |
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