| Informative Notes: | | 1
)Reasons for Granting:
The application site is a detached, two-storey dwelling located on Lovelace Meadow in Shefford. The proposal consists of the erection of a single storey extension to the rear of the dwelling and a garage conversion with brick infill and installation of a window. The extension would measure 7.3 meters in width, 3 meters in depth and would have a flat roof with a height of 2.8 meters. In addition, a roof light is proposed, which would increase the maximum height to 3 meters.
The single storey rear extension would not be readily visible within the street scene. On the basis of its design and scale, the proposal would form a proportionate and sympathetic addition to the existing dwellinghouse. The proposed garage conversion would include fenestration changes and would be visible from the streetscene. It is considered that the scale and design would remain proportionate to the property and the proposal as a whole would not result in any detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposal is sited adjacent to the shared boundary with No.17 Lovelace Meadow. It would be separated by approximately 3 metres from this neighbouring dwelling. The extension would extend beyond the existing built form of the garage by 1.7 metres. The pitched roof of the existing garage would remain higher and partially screen the new flat roofed design of the extension, and therefore the extension would be unlikely to result in an overbearing impact to the adjacent neighbour. Using the 45 degree rule of light, the proposed extension would be unlikely to result in any detrimental loss of light to the closest window of No.17. It is considered that due to the siting of both properties, the separation distance, the existing built form of the garage and minimal increase in roof height, the proposal would not be deemed to result in any detrimental impact on the residential amenity of this dwelling.
All other neighbouring dwellings are sufficiently separated or screened from the proposal and would therefore not be detrimentally impacted.
Within the Parking Standards for New Developments SPD, a three-bedroom property requires two off-street parking spaces. Whilst the garage is being converted into habitable living space, a single garage is not classed as a parking space. The proposal does not contain any additional bedrooms and the existing parking arrangement for three cars has been retained. In addition, the Highways Officer was consulted on the application and raised no objection.
Shefford Town Council were consulted and resolved to support this application. Archaeology, Ecology, Pollution and Waste Service Teams were all consulted and raised no objection. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site is a detached, two-storey dwelling located on Lovelace Meadow in Shefford. The proposal consists of the erection of a single storey extension to the rear of the dwelling and a garage conversion with brick infill and installation of a window. The extension would measure 7.3 meters in width, 3 meters in depth and would have a flat roof with a height of 2.8 meters. In addition, a roof light is proposed, which would increase the maximum height to 3 meters.
The single storey rear extension would not be readily visible within the street scene. On the basis of its design and scale, the proposal would form a proportionate and sympathetic addition to the existing dwellinghouse. The proposed garage conversion would include fenestration changes and would be visible from the streetscene. It is considered that the scale and design would remain proportionate to the property and the proposal as a whole would not result in any detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposal is sited adjacent to the shared boundary with No.17 Lovelace Meadow. It would be separated by approximately 3 metres from this neighbouring dwelling. The extension would extend beyond the existing built form of the garage by 1.7 metres. The pitched roof of the existing garage would remain higher and partially screen the new flat roofed design of the extension, and therefore the extension would be unlikely to result in an overbearing impact to the adjacent neighbour. Using the 45 degree rule of light, the proposed extension would be unlikely to result in any detrimental loss of light to the closest window of No.17. It is considered that due to the siting of both properties, the separation distance, the existing built form of the garage and minimal increase in roof height, the proposal would not be deemed to result in any detrimental impact on the residential amenity of this dwelling.
All other neighbouring dwellings are sufficiently separated or screened from the proposal and would therefore not be detrimentally impacted.
Within the Parking Standards for New Developments SPD, a three-bedroom property requires two off-street parking spaces. Whilst the garage is being converted into habitable living space, a single garage is not classed as a parking space. The proposal does not contain any additional bedrooms and the existing parking arrangement for three cars has been retained. In addition, the Highways Officer was consulted on the application and raised no objection.
Shefford Town Council were consulted and resolved to support this application. Archaeology, Ecology, Pollution and Waste Service Teams were all consulted and raised no objection. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF). |
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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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)The applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice.The applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. |
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)The applicant is advised that parking for contractor's vehicles and the storage of materials 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 parking for contractor's vehicles and the storage of materials 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. |
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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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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