| Informative Notes: | | 1
)Reasons for granting
The application site is a detached two storey dwelling located on Frenchmans Close, Toddington. No. 20 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale.
The proposal consists of the demolition of an existing conservatory and the part demolition of and existing single storey rear extension to make way for the erection of an orangery style single storey rear extension on a similar footprint. The proposal also includes the erection of a new front porch, alterations to fenestration, alteration to the bay window roof, and replacement of doors. The rear extension would have a proposed width of approximately 7.1 metres, a depth of 4.2 metres, an eaves height of 3 metres and a maximum height of 3.4 metres. The proposal also includes an extension to the existing dropped kerb to a total length of 6 metres to service a new parking space at the front of the property.
The rear extension would be sited within the footprint of the existing conservatory with any increase in footprint being negligible, therefore, the proposal would be considered modest in scale and proportionate to the host dwelling. In addition to this, the maximum height of the extension is lower than the height of the existing extension, 3.9 metres, and the existing conservatory 3.6 metres. The single storey rear extension would not be visible within the street scene, however, the alteration to the bay window roof would be readily visible as well as the erection of the front porch and alteration to fenestration on the front elevation. The roof of the bay window would receive a hip to gable conversion, this would be well suited to the property as it would match the roof of the main dwelling, which has already received a hip to gable conversion, and the single storey side extension. The alterations to fenestration include the enlargement of an existing window, located at the centre of the main dwelling, and a reduction in the size of the window on the single storey extension. Neither of these alterations would be considered to have a detrimental impact on the character and appearance of the area as they are minor alterations and there is not a uniform design to fenestration within the street scene of Frenchmans Close. Similarly, the proposed front porch would be considered a minor alteration with a range of designs of front porches visible the street scene resulting in the front porch not being 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 would be set just off the boundary with the nearest neighbouring property, 22 Frenchmans Close, but would separated by approximately 2.2 metres and therefore it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. The rear extension would be further separated, approximately 4 metres, from the other neighbouring property, 18 Frenchmans Close. Additionally, the extension would also be well screened from this neighbour by the existing extension and therefore would not have a detrimental impact on the residential amenities of this neighbour. There are no concerns regarding privacy as all new windows would be in a similar position to the existing fenestration. 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.
The proposal does not lead to any additional bedrooms and provides an additional off-street parking space on site, therefore, adequate parking provision has been retained on site. Consequently, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Toddington Parish Council were consulted as part of this application and raised no objection. Trees and Landscape were also consulted and raised no objection. Highways were consulted and recommended removal of the extension to the dropped kerb due to concerns that the additional parking space would not be large enough and would lead to overhanging onto the public highway. In response to this, amended plans were submitted with adequate space for the additional parking space demonstrated. 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.Reasons for granting
The application site is a detached two storey dwelling located on Frenchmans Close, Toddington. No. 20 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale.
The proposal consists of the demolition of an existing conservatory and the part demolition of and existing single storey rear extension to make way for the erection of an orangery style single storey rear extension on a similar footprint. The proposal also includes the erection of a new front porch, alterations to fenestration, alteration to the bay window roof, and replacement of doors. The rear extension would have a proposed width of approximately 7.1 metres, a depth of 4.2 metres, an eaves height of 3 metres and a maximum height of 3.4 metres. The proposal also includes an extension to the existing dropped kerb to a total length of 6 metres to service a new parking space at the front of the property.
The rear extension would be sited within the footprint of the existing conservatory with any increase in footprint being negligible, therefore, the proposal would be considered modest in scale and proportionate to the host dwelling. In addition to this, the maximum height of the extension is lower than the height of the existing extension, 3.9 metres, and the existing conservatory 3.6 metres. The single storey rear extension would not be visible within the street scene, however, the alteration to the bay window roof would be readily visible as well as the erection of the front porch and alteration to fenestration on the front elevation. The roof of the bay window would receive a hip to gable conversion, this would be well suited to the property as it would match the roof of the main dwelling, which has already received a hip to gable conversion, and the single storey side extension. The alterations to fenestration include the enlargement of an existing window, located at the centre of the main dwelling, and a reduction in the size of the window on the single storey extension. Neither of these alterations would be considered to have a detrimental impact on the character and appearance of the area as they are minor alterations and there is not a uniform design to fenestration within the street scene of Frenchmans Close. Similarly, the proposed front porch would be considered a minor alteration with a range of designs of front porches visible the street scene resulting in the front porch not being 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 would be set just off the boundary with the nearest neighbouring property, 22 Frenchmans Close, but would separated by approximately 2.2 metres and therefore it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. The rear extension would be further separated, approximately 4 metres, from the other neighbouring property, 18 Frenchmans Close. Additionally, the extension would also be well screened from this neighbour by the existing extension and therefore would not have a detrimental impact on the residential amenities of this neighbour. There are no concerns regarding privacy as all new windows would be in a similar position to the existing fenestration. 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.
The proposal does not lead to any additional bedrooms and provides an additional off-street parking space on site, therefore, adequate parking provision has been retained on site. Consequently, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Toddington Parish Council were consulted as part of this application and raised no objection. Trees and Landscape were also consulted and raised no objection. Highways were consulted and recommended removal of the extension to the dropped kerb due to concerns that the additional parking space would not be large enough and would lead to overhanging onto the public highway. In response to this, amended plans were submitted with adequate space for the additional parking space demonstrated. 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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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