| Informative Notes: | | 1
)Reasons for granting:
The application site is a two-storey detached dwellinghouse located on Sand Lane, Silsoe. No. 8 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single storey flat roofed side and rear extension, which includes a roof lantern, and the erection of a front porch. The extension would have a proposed width of approximately 10.4 metres, a depth of 8.9 metres, an eaves height of 2.9 metres and a maximum height of 3.2 metres at the top pf the roof lantern. The proposed front porch would have a width of approximately 3.3 metres, a depth of 1.2 metres, an eaves height of 2.6 metres and a maximum height of 3.5 metres.
The proposal would result in a significant increase in the footprint of the property when compared to the original dwelling, an increase of 50m2 on a dwelling totalling 48m2, however, the property does have a large garden and is also smaller than some of the surrounding properties despite its large plot size. As the proposal is also single storey, it is not considered to dominate the original dwelling in terms of bulk or volume and is therefore considered a supporting addition and proportionate to the host dwelling. Both the front porch and extension would be visible within the street scene, however, the side extension would not be readily visible due to it positioning. As the front porch would be modest in size and would have a pitched roof it is considered in keeping with the original dwelling and therefore, not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension is set on the boundary with the attached property, 9 Sand Lane. This property has an existing rear conservatory which the proposal would extend further back than, however, as the conservatory is separated from the boundary by approximately 1.1 metres it is not considered that the rear extension would have a detrimental impact on the residential amenities of this neighbour. The proposed front porch would be set just of the boundary with this neighbour, but due to its modest size and a hedge that would partly screen the front porch it is also considered to not have a detrimental impact on the residential amenities of this neighbour. In addition to this, a similar scheme could also be sought under permitted development rights. The other neighbouring property, 7 Sand Lane, would be well separated from the proposed side extension as it would be set approximately 2.8 metres from the boundary and 6.3 metres from the property itself. Due to this separation the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The proposal would be visible from the properties opposite the application site, 3, 4, 5 & 6 Sand Lane, however due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
Pulloxhill Parish Council were consulted as part of this application but no comments were received. Ecology were also consulted as part of this application but again no comments were received. The application was subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023Reasons for granting:
The application site is a two-storey detached dwellinghouse located on Sand Lane, Silsoe. No. 8 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single storey flat roofed side and rear extension, which includes a roof lantern, and the erection of a front porch. The extension would have a proposed width of approximately 10.4 metres, a depth of 8.9 metres, an eaves height of 2.9 metres and a maximum height of 3.2 metres at the top pf the roof lantern. The proposed front porch would have a width of approximately 3.3 metres, a depth of 1.2 metres, an eaves height of 2.6 metres and a maximum height of 3.5 metres.
The proposal would result in a significant increase in the footprint of the property when compared to the original dwelling, an increase of 50m2 on a dwelling totalling 48m2, however, the property does have a large garden and is also smaller than some of the surrounding properties despite its large plot size. As the proposal is also single storey, it is not considered to dominate the original dwelling in terms of bulk or volume and is therefore considered a supporting addition and proportionate to the host dwelling. Both the front porch and extension would be visible within the street scene, however, the side extension would not be readily visible due to it positioning. As the front porch would be modest in size and would have a pitched roof it is considered in keeping with the original dwelling and therefore, not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension is set on the boundary with the attached property, 9 Sand Lane. This property has an existing rear conservatory which the proposal would extend further back than, however, as the conservatory is separated from the boundary by approximately 1.1 metres it is not considered that the rear extension would have a detrimental impact on the residential amenities of this neighbour. The proposed front porch would be set just of the boundary with this neighbour, but due to its modest size and a hedge that would partly screen the front porch it is also considered to not have a detrimental impact on the residential amenities of this neighbour. In addition to this, a similar scheme could also be sought under permitted development rights. The other neighbouring property, 7 Sand Lane, would be well separated from the proposed side extension as it would be set approximately 2.8 metres from the boundary and 6.3 metres from the property itself. Due to this separation the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The proposal would be visible from the properties opposite the application site, 3, 4, 5 & 6 Sand Lane, however due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
Pulloxhill Parish Council were consulted as part of this application but no comments were received. Ecology were also consulted as part of this application but again no comments were received. The application was subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023 |
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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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)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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)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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