| Informative Notes: | | 1
)Reasons for granting
The application seeks planning permission for a two storey side extension and a single storey rear extension. The proposed side extension would have a width of some 5 metres and as such would have a width that is half the width of the dwelling house at first floor level. Due to this width and the subservient bulk of the extension would not cause a detrimental impact to the character and appearance of the area. The street scene contains many examples of two storey side extensions and as such the proposed side extension would not appear out of character. The proposed rear extension would not be visible within the street scene of Concra Park and due to the soft landscaping to the rear and differences in site levels from Weathercock Lane and the application site, would also not be visible Weathercock Lane. Nevertheless, the proposed rear extension would appear subservient to the host dwelling, furthermore, the proposed extensions would be finished using materials to match the host dwelling.
The proposed rear extension would be sited some 3.2 metres away from neighbouring property No.9 Concra Park, due to this separation distance, it is not considered that the proposed rear extension would have an adverse effect on this neighbouring property. The proposed side extension would not be visible to this property and as such would not be considered to have an adverse effect on this neighbouring property.
The proposal would be increasing the number of bedrooms from 4 to 5. The application site currently benefits from 2 parking spaces to the front of the dwelling. The existing single garage would not be considered as a parking space as per the council's Parking Standards in New Developments SPD. Whilst the proposed parking for 3 off street spaces would fall short of the requirements for a 5 bedroom house, the application site is considered to fall short of this requirement with 2 spaces for 4 bedrooms and the proposal would create an addition parking space for the extra bedroom. On balance, the proposal is not considered to cause an adverse impact in terms of parking at the application site than what exists and is not considered to have a significant impact on the highway.
The council's Trees and Landscape officer has raised concerns that the proposal has not taken into consideration the protected Beech tree located within the rear garden of the site. A Tree Survey and Tree Protection Plan has been provided by the applicant which specifies that the trees within the rear garden will be protected with fencing. The Trees and Landscape officer has no objection to this mitigation, subject to that the existing paving within the rear garden, however the agent has confirmed that this will not be displaced. A condition will be attached to the decision notice to ensure that the fencing will be implemented prior to any works taking place.
It is considered that the proposal will be in accordance with Sections 12 and 15 of the NPPF, Policies HQ1, EE4, 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 seeks planning permission for a two storey side extension and a single storey rear extension. The proposed side extension would have a width of some 5 metres and as such would have a width that is half the width of the dwelling house at first floor level. Due to this width and the subservient bulk of the extension would not cause a detrimental impact to the character and appearance of the area. The street scene contains many examples of two storey side extensions and as such the proposed side extension would not appear out of character. The proposed rear extension would not be visible within the street scene of Concra Park and due to the soft landscaping to the rear and differences in site levels from Weathercock Lane and the application site, would also not be visible Weathercock Lane. Nevertheless, the proposed rear extension would appear subservient to the host dwelling, furthermore, the proposed extensions would be finished using materials to match the host dwelling.
The proposed rear extension would be sited some 3.2 metres away from neighbouring property No.9 Concra Park, due to this separation distance, it is not considered that the proposed rear extension would have an adverse effect on this neighbouring property. The proposed side extension would not be visible to this property and as such would not be considered to have an adverse effect on this neighbouring property.
The proposal would be increasing the number of bedrooms from 4 to 5. The application site currently benefits from 2 parking spaces to the front of the dwelling. The existing single garage would not be considered as a parking space as per the council's Parking Standards in New Developments SPD. Whilst the proposed parking for 3 off street spaces would fall short of the requirements for a 5 bedroom house, the application site is considered to fall short of this requirement with 2 spaces for 4 bedrooms and the proposal would create an addition parking space for the extra bedroom. On balance, the proposal is not considered to cause an adverse impact in terms of parking at the application site than what exists and is not considered to have a significant impact on the highway.
The council's Trees and Landscape officer has raised concerns that the proposal has not taken into consideration the protected Beech tree located within the rear garden of the site. A Tree Survey and Tree Protection Plan has been provided by the applicant which specifies that the trees within the rear garden will be protected with fencing. The Trees and Landscape officer has no objection to this mitigation, subject to that the existing paving within the rear garden, however the agent has confirmed that this will not be displaced. A condition will be attached to the decision notice to ensure that the fencing will be implemented prior to any works taking place.
It is considered that the proposal will be in accordance with Sections 12 and 15 of the NPPF, Policies HQ1, EE4, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide. |
| 2
)Consent is being granted in the acknowledgement that there is to be no further patio or hardstanding encroachment within the designated Root Protection Areas of Oak tree T3 and Beech tree T4, as identified in the supporting Arboricultural Report prepared by GHA Trees, dated 29th January 2025, (Report Ref. GHA/DS/160223:25) and its Appendix A 'Tree Protection Plan', so at prevent damage to the root system of these protected trees.Consent is being granted in the acknowledgement that there is to be no further patio or hardstanding encroachment within the designated Root Protection Areas of Oak tree T3 and Beech tree T4, as identified in the supporting Arboricultural Report prepared by GHA Trees, dated 29th January 2025, (Report Ref. GHA/DS/160223:25) and its Appendix A 'Tree Protection Plan', so at prevent damage to the root system of these protected trees. |
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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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