| Informative Notes: | | 1
)Reasons for granting:
The application site is located at 50 Horslow Street in Potton, it contains a two storey semi-detached dwelling of painted brick and tiled roof with a shared central gable at roof level. The surrounding area is a mix of style and ages of dwellings, although those either side of No 50 appear to be similar in character.
The proposed two storey side/rear extension will be set down from the main ridgeline and back from the main front elevation to appear subservient. It has been reduced slightly in width and is now considered to be proportionate in appearance when viewed with the main dwelling. Whilst it will be clearly visible in the streetscene, it will be offset from the side boundary to provide sufficient visual separation with No 52 Horslow Street. The rear element is designed with a gable end set in from the side elevation to minimise its scale and massing. A new front dormer is proposed in the dwelling to match the existing, and a front dormer in the proposed extension has been reduced in size to match as well. Slight changes to fenestration have been made and are considered visually acceptable. Materials are proposed to match existing and a suitably worded condition can be attached. The dwelling is slightly elevated above street level. A new retaining wall approx 1.3m high is proposed along the frontage to enlarge the parking area and would not be unduly out of keeping with the streetscene. Details of materials for the retaining wall can be covered by condition.
The proposed two storey/rear extension will be sufficiently offset from surrounding properties, including the properties either side Nos 48 and 52 Horslow Street that no undue loss of light, privacy or overbearing impact will occur. Whilst two new first floor bedroom dormer windows will be created at the front, they will be well offset from properties opposite and furthermore the expectation of privacy to the front of properties is lower. The terrace of flats at the rear appears to have a dual frontage with first floor bedroom windows facing the application site. The building is separated from the site by a footpath giving access to the flats and shared communal amenity land. The existing first floor windows at No 50 are obscure glazed. The proposed rear extension will have a first floor study window. It is noted that in a recent appeal decision (ref: APP/P0240/D/24/3344871) the Planning Inspector stated that a study would not provide living accommodation. However it acknowledged that the study shown is of sufficient area to be a bedroom.
The separation distances between the rear facing study window in the proposed extension and the rear windows of the flats Numbers 10, 12, 14 and 16 Sheffield Close at approx 18.2m would be less than the minimum set out in the Adopted Design Guide. Land levels are lower on Sheffield Close. However, the rear windows in several dwellings on Horslow Street and Sheffield Close face one another in a back-to-back relationship (including the other half of the semi-detached property No 48 which was extended under ref: CB/17/01608/Full). These rear windows provide occupiers with elevated views over towards the windows in opposing properties. As such, a degree of overlooking is an established characteristic of this built-up residential area. In this context, it is considered that the view out of the rear facing study window in the proposed extension and towards those properties would not lead to a harmful loss of privacy for nearby occupiers, particularly given the likely low occupancy level of the study. Due to the kink in the boundary, the garden of No 52 partially extends behind that of No 50. The extension would be offset from the boundary by approx 1.3m, the study window will be directed over the applicants own rear garden but provide views over that part of the garden of No 52 behind it which has garden outbuildings in that location. Given the relationships involved it is not considered this would result in an undue loss of privacy.
The existing vehicular access is taken from a classified road. The enlarged dwelling will be four bed as the study is large enough to be a bedroom, therefore three on site parking spaces are required which is possible at the frontage of the site and an enlarged parking area is shown which will require the construction of a retaining wall. Conditions can be attached to ensure the structural integrity of the wall and that the parking area as shown is provided, together with details of surfacing and drainage at the access. The Highway Officer has no objection to the proposal subject to suitably worded conditions.
The Tree Officer has no objection to the proposal. There is some minor trees and shrubs to be removed from the fronting. This would appear to be suitable. The extension is over existing hard standing.
Neighbouring properties have been consulted on the application and no comments have been received. Potton Town Council were consulted and support the proposal.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2, 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 50 Horslow Street in Potton, it contains a two storey semi-detached dwelling of painted brick and tiled roof with a shared central gable at roof level. The surrounding area is a mix of style and ages of dwellings, although those either side of No 50 appear to be similar in character.
The proposed two storey side/rear extension will be set down from the main ridgeline and back from the main front elevation to appear subservient. It has been reduced slightly in width and is now considered to be proportionate in appearance when viewed with the main dwelling. Whilst it will be clearly visible in the streetscene, it will be offset from the side boundary to provide sufficient visual separation with No 52 Horslow Street. The rear element is designed with a gable end set in from the side elevation to minimise its scale and massing. A new front dormer is proposed in the dwelling to match the existing, and a front dormer in the proposed extension has been reduced in size to match as well. Slight changes to fenestration have been made and are considered visually acceptable. Materials are proposed to match existing and a suitably worded condition can be attached. The dwelling is slightly elevated above street level. A new retaining wall approx 1.3m high is proposed along the frontage to enlarge the parking area and would not be unduly out of keeping with the streetscene. Details of materials for the retaining wall can be covered by condition.
The proposed two storey/rear extension will be sufficiently offset from surrounding properties, including the properties either side Nos 48 and 52 Horslow Street that no undue loss of light, privacy or overbearing impact will occur. Whilst two new first floor bedroom dormer windows will be created at the front, they will be well offset from properties opposite and furthermore the expectation of privacy to the front of properties is lower. The terrace of flats at the rear appears to have a dual frontage with first floor bedroom windows facing the application site. The building is separated from the site by a footpath giving access to the flats and shared communal amenity land. The existing first floor windows at No 50 are obscure glazed. The proposed rear extension will have a first floor study window. It is noted that in a recent appeal decision (ref: APP/P0240/D/24/3344871) the Planning Inspector stated that a study would not provide living accommodation. However it acknowledged that the study shown is of sufficient area to be a bedroom.
The separation distances between the rear facing study window in the proposed extension and the rear windows of the flats Numbers 10, 12, 14 and 16 Sheffield Close at approx 18.2m would be less than the minimum set out in the Adopted Design Guide. Land levels are lower on Sheffield Close. However, the rear windows in several dwellings on Horslow Street and Sheffield Close face one another in a back-to-back relationship (including the other half of the semi-detached property No 48 which was extended under ref: CB/17/01608/Full). These rear windows provide occupiers with elevated views over towards the windows in opposing properties. As such, a degree of overlooking is an established characteristic of this built-up residential area. In this context, it is considered that the view out of the rear facing study window in the proposed extension and towards those properties would not lead to a harmful loss of privacy for nearby occupiers, particularly given the likely low occupancy level of the study. Due to the kink in the boundary, the garden of No 52 partially extends behind that of No 50. The extension would be offset from the boundary by approx 1.3m, the study window will be directed over the applicants own rear garden but provide views over that part of the garden of No 52 behind it which has garden outbuildings in that location. Given the relationships involved it is not considered this would result in an undue loss of privacy.
The existing vehicular access is taken from a classified road. The enlarged dwelling will be four bed as the study is large enough to be a bedroom, therefore three on site parking spaces are required which is possible at the frontage of the site and an enlarged parking area is shown which will require the construction of a retaining wall. Conditions can be attached to ensure the structural integrity of the wall and that the parking area as shown is provided, together with details of surfacing and drainage at the access. The Highway Officer has no objection to the proposal subject to suitably worded conditions.
The Tree Officer has no objection to the proposal. There is some minor trees and shrubs to be removed from the fronting. This would appear to be suitable. The extension is over existing hard standing.
Neighbouring properties have been consulted on the application and no comments have been received. Potton Town Council were consulted and support the proposal.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2, 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 |
| 6
)NOTES TO APPLICANT
The applicant is advised that, under the provisions of the Highways Act 1980, no part of the structure, including foundations and surface water hardware shall be erected or installed in, under or overhanging the public highway. The Highway Authority has the power under Section 143 of the Highways Act 1980, to remove any structure erected on a highway
The applicant is advised that in order to comply with Condition 3 of this permission it will be necessary for approval from the highway authority to be obtained and may require an agreement with the highway authority which will be at cost to the applicant. You are advised to contact the Highways Agreements Officer, Community Services, Central Bedfordshire Council, Priory House, Monks Walk, Chicksands, Shefford SG17 5TQ. E-mail highwaysagreements@centralbedfordshire.gov.uk
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, under the provisions of the Highways Act 1980, Section 148(c), 150 and 149 it is an offence for loose aggregate to be deposited into the public highwayNOTES TO APPLICANT
The applicant is advised that, under the provisions of the Highways Act 1980, no part of the structure, including foundations and surface water hardware shall be erected or installed in, under or overhanging the public highway. The Highway Authority has the power under Section 143 of the Highways Act 1980, to remove any structure erected on a highway
The applicant is advised that in order to comply with Condition 3 of this permission it will be necessary for approval from the highway authority to be obtained and may require an agreement with the highway authority which will be at cost to the applicant. You are advised to contact the Highways Agreements Officer, Community Services, Central Bedfordshire Council, Priory House, Monks Walk, Chicksands, Shefford SG17 5TQ. E-mail highwaysagreements@centralbedfordshire.gov.uk
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, under the provisions of the Highways Act 1980, Section 148(c), 150 and 149 it is an offence for loose aggregate to be deposited into the public highway |
| 7
)The applicant is advised that should there be a need to maintain or alter the retaining wall to contact the Highway Authority for advice regarding the structural review required by condition 3.The applicant is advised that should there be a need to maintain or alter the retaining wall to contact the Highway Authority for advice regarding the structural review required by condition 3. |
| 8
)You are advised to contact the relevant utility company regarding any alterations near the telegraph pole within the frontage of the site/ retaining wall.You are advised to contact the relevant utility company regarding any alterations near the telegraph pole within the frontage of the site/ retaining wall. |
|
|---|