| Informative Notes: | | 1
)Reasons for granting:
The application site is located at 73 Arlesey Road, Stotfold and contains a two storey detached dwelling of pebble dash render and plain roof tiles, and white upvc windows. It has been extended previously.
The proposal includes alterations to fenestrations and roof of existing house. Although the height of the roof will be increased from approx 7.2m to 7.8m, the angle of the roof will be lowered and the existing hipped roof and ridge changed to an apex, similar in style to the adjacent extended dwelling No 71 Arlesey Road. Replacement windows are also shown. A infill porch at the front is shown removed. A part first floor & part two storey rear/side extension is also proposed. The extension will extend over the same footprint as the existing ground floor, except for the western elevation which will extend slightly into the existing garage. The extension will extend out approx 5.3m at the rear and be integrated into the new apexed roof. It will also project out at first floor slightly to the side however it will be well set back from the front elevation. The extension will be visible in the streetscene from both the front, as it will project out slightly to the side, and from the rear along The Gardens but will be well set back from both road frontages. On balance, it is considered that the development sought will not have an unduly harmful visible impact on the character and appearance of the area. The submitted plan 02C is annotated that all materials are to match existing and a suitably worded condition can be attached.
The site is bounded by residential development. Nos 71 and 75 Arlesey Road lie on either side and are the main properties likely to be affected. A 1:200 block plan has been submitted to show the relationship with the boundaries. It is annotated to show the offset with No 71 to the east, being approx 1.1m to 1.5m away from the shared boundary. Looking at the planning history for No 71 (ref: CB/17/00600/Full) it has a number of windows on its staggered side elevation facing the application site, the first floor windows serving non-habitable rooms, the ground floor habitable rooms also having openings on other elevations. Whilst there may be some loss of light later in the day to its garden area immediately adjacent to the shared boundary the majority of this dwellings rear amenity space will not be materially affected. No 75 is sited closer to the road, with its rear garden running alongside the dwelling known as No 73. The single storey garage at No 73 is sited on the shared boundary, and given the distances and relationships involved any additional loss of light earlier in the day to the garden area of No 75 immediately adjacent to the boundary will be minimal. Although the proposed extension will result in development of a greater scale and massing than existing in relation to both Nos 71 and 73, and the roof height of the existing dwelling will be increased, it is considered that given the offset retained and that the roof will slope slightly further away from the shared boundaries the proposal will not result in any undue loss of light, privacy or overbearing impact to the occupiers of those adjoining dwellings. Four rooflights are proposed either side of the rear extension to serve the bedrooms which can be conditioned to be obscure glazed and restricted to protect privacy.
Part way along the rear garden of No 73 there is a small substation on the western boundary, beyond which is gardens serving Nos 79 and 81 Arlesey Road which are both sufficiently offset. No 3 The Gardens lies to the rear (south) with its side elevation facing the application site, the nearest element being a garage. The proposed rear extension will be sufficiently offset from No 3 and will not result in any undue loss of light, privacy or overbearing impact. No other surrounding properties will be unduly affected.
The dwelling will be enlarged from three to four bedrooms. The existing hardstanding to the front of the property will be unaffected. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. Stotfold Town Council was consulted and has not commented.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1 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 73 Arlesey Road, Stotfold and contains a two storey detached dwelling of pebble dash render and plain roof tiles, and white upvc windows. It has been extended previously.
The proposal includes alterations to fenestrations and roof of existing house. Although the height of the roof will be increased from approx 7.2m to 7.8m, the angle of the roof will be lowered and the existing hipped roof and ridge changed to an apex, similar in style to the adjacent extended dwelling No 71 Arlesey Road. Replacement windows are also shown. A infill porch at the front is shown removed. A part first floor & part two storey rear/side extension is also proposed. The extension will extend over the same footprint as the existing ground floor, except for the western elevation which will extend slightly into the existing garage. The extension will extend out approx 5.3m at the rear and be integrated into the new apexed roof. It will also project out at first floor slightly to the side however it will be well set back from the front elevation. The extension will be visible in the streetscene from both the front, as it will project out slightly to the side, and from the rear along The Gardens but will be well set back from both road frontages. On balance, it is considered that the development sought will not have an unduly harmful visible impact on the character and appearance of the area. The submitted plan 02C is annotated that all materials are to match existing and a suitably worded condition can be attached.
The site is bounded by residential development. Nos 71 and 75 Arlesey Road lie on either side and are the main properties likely to be affected. A 1:200 block plan has been submitted to show the relationship with the boundaries. It is annotated to show the offset with No 71 to the east, being approx 1.1m to 1.5m away from the shared boundary. Looking at the planning history for No 71 (ref: CB/17/00600/Full) it has a number of windows on its staggered side elevation facing the application site, the first floor windows serving non-habitable rooms, the ground floor habitable rooms also having openings on other elevations. Whilst there may be some loss of light later in the day to its garden area immediately adjacent to the shared boundary the majority of this dwellings rear amenity space will not be materially affected. No 75 is sited closer to the road, with its rear garden running alongside the dwelling known as No 73. The single storey garage at No 73 is sited on the shared boundary, and given the distances and relationships involved any additional loss of light earlier in the day to the garden area of No 75 immediately adjacent to the boundary will be minimal. Although the proposed extension will result in development of a greater scale and massing than existing in relation to both Nos 71 and 73, and the roof height of the existing dwelling will be increased, it is considered that given the offset retained and that the roof will slope slightly further away from the shared boundaries the proposal will not result in any undue loss of light, privacy or overbearing impact to the occupiers of those adjoining dwellings. Four rooflights are proposed either side of the rear extension to serve the bedrooms which can be conditioned to be obscure glazed and restricted to protect privacy.
Part way along the rear garden of No 73 there is a small substation on the western boundary, beyond which is gardens serving Nos 79 and 81 Arlesey Road which are both sufficiently offset. No 3 The Gardens lies to the rear (south) with its side elevation facing the application site, the nearest element being a garage. The proposed rear extension will be sufficiently offset from No 3 and will not result in any undue loss of light, privacy or overbearing impact. No other surrounding properties will be unduly affected.
The dwelling will be enlarged from three to four bedrooms. The existing hardstanding to the front of the property will be unaffected. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. Stotfold Town Council was consulted and has not commented.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1 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). |
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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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