| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey detached dwelling, known as Cherry Tree House, located on Station Road in Langford. The proposal consists of the erection of a single storey extension to the rear of the dwelling to replace an existing extension and conservatory. It would have a width of 9 metres, a depth of 3.3 metres and a flat roof height of 3.3 metres. In addition, a roof lantern is proposed, which would increase the height to 3.6 meters. The proposed extension would not increase the footprint from the existing extension, however the width of the roof would be increased by 2.1 metres to form a canopy.
The proposal includes a part-garage conversion to habitable space and the installation of two rooflights.
The single storey rear extension would not be readily visible within the street scene. On the basis of its design and scale, the proposal would form a proportionate and sympathetic improvement to the existing dwellinghouse and would not be deemed to have any detrimental visual impact on the character and appearance of the surrounding area.
The footprint would not be increased by the proposed extension, although there would be a minor increase in roof height by 0.3 metres. On the basis of the similar nature and scale of the proposal when compared to the existing built form, no greater detrimental impact by way of an overbearing impact, loss of light or loss of privacy would be deemed to arise.
The proposal would provide an additional bedroom and due to the conversion of the garage would result in a loss of parking provision within the existing garage. The Parking Standards SPD requires a five bedroom dwelling to have four off-street parking spaces and this could be achieved on site. The Highways Officer was consulted on the application and raised no objection subject to the parking being retained. They have suggested a condition requiring the parking be retained. However, given the existing driveway/ front garden area it is not considered necessary to impose this condition in this instance. It is therefore considered that the proposal would be in accordance with Policy T2 and T3 of the Central Bedfordshire Local Plan.
Langford Parish Council were consulted on this application and raised no objections.
The Archaeology team were consulted on the application and commented that there would be no archaeological constraint on this development. The Sustainable Drainage Systems (SuDS) team were also consulted and noted that the existing dwelling is in flood zone 1 with a low risk of surface water flooding and negligible risk of ground water flooding, and therefore, would expect Building Control officers to ensure drainage systems are as required for Part H of Building Regulations.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Langford Neighbourhood Plan, Section 11 of 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 two-storey detached dwelling, known as Cherry Tree House, located on Station Road in Langford. The proposal consists of the erection of a single storey extension to the rear of the dwelling to replace an existing extension and conservatory. It would have a width of 9 metres, a depth of 3.3 metres and a flat roof height of 3.3 metres. In addition, a roof lantern is proposed, which would increase the height to 3.6 meters. The proposed extension would not increase the footprint from the existing extension, however the width of the roof would be increased by 2.1 metres to form a canopy.
The proposal includes a part-garage conversion to habitable space and the installation of two rooflights.
The single storey rear extension would not be readily visible within the street scene. On the basis of its design and scale, the proposal would form a proportionate and sympathetic improvement to the existing dwellinghouse and would not be deemed to have any detrimental visual impact on the character and appearance of the surrounding area.
The footprint would not be increased by the proposed extension, although there would be a minor increase in roof height by 0.3 metres. On the basis of the similar nature and scale of the proposal when compared to the existing built form, no greater detrimental impact by way of an overbearing impact, loss of light or loss of privacy would be deemed to arise.
The proposal would provide an additional bedroom and due to the conversion of the garage would result in a loss of parking provision within the existing garage. The Parking Standards SPD requires a five bedroom dwelling to have four off-street parking spaces and this could be achieved on site. The Highways Officer was consulted on the application and raised no objection subject to the parking being retained. They have suggested a condition requiring the parking be retained. However, given the existing driveway/ front garden area it is not considered necessary to impose this condition in this instance. It is therefore considered that the proposal would be in accordance with Policy T2 and T3 of the Central Bedfordshire Local Plan.
Langford Parish Council were consulted on this application and raised no objections.
The Archaeology team were consulted on the application and commented that there would be no archaeological constraint on this development. The Sustainable Drainage Systems (SuDS) team were also consulted and noted that the existing dwelling is in flood zone 1 with a low risk of surface water flooding and negligible risk of ground water flooding, and therefore, would expect Building Control officers to ensure drainage systems are as required for Part H of Building Regulations.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Langford Neighbourhood Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF). |
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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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)The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk
The applicant is advised that the storage of materials and deliveries 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 the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk
The applicant is advised that the storage of materials and deliveries 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. |
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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:
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 |
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