| Informative Notes: | | 1
)Reasons For Granting:
The host dwelling is a detached property located on Larkinson Avenue in Biggleswade. The proposal seeks planning permission for an open front porch, single storey side and rear extensions and a detached garage conversion.
To note, a similar scheme was previously approved under application reference: CB/24/02768/FULL, for a single storey rear/side extension, a single storey side extension to the northern elevation, and an open front porch. The open front porch and single storey side extension to the northern elevation have not been materially altered when compared to this previous scheme and therefore are deemed acceptable at the site. Therefore, the single storey rear/ side extension and detached garage conversion will be assessed below.
The proposed single storey rear/ side extension would extend across the entire width of the rear elevation infilling the existing L-shaped design of the dwelling, and slightly protruding past the side elevation, onto the existing driveway. This aspect of the proposal would be mostly located to the rear of the property and on the basis of its siting, would not be readily visible to the streetscene of Larkinson Avenue. On the basis of the proposed rear/ side extension's similar design and scale to the previously approved scheme together with its siting, it would not give rise to any detrimental impact on the character and appearance of the area.
The detached garage conversion, by way of the minor alterations sought and its siting well set back into the site not readily visible within the local area; would not give rise to any adverse impact on the character and appearance of the area.
The proposed rear/ side extension would be sited in close proximity to the boundary with adjacent neighbour No. 39 Gale Drive to the north. This aspect of the proposal adjacent to No. 39 has not materially altered when compared to the previous approval, as to where it was found not to have any detrimental impact upon this neighbouring dwelling. This extension, due to its modest scale and the relevant screening by way of existing boundary treatment, would not be deemed to give rise to any detrimental impact to this neighbouring dwelling. This aspect of the proposal would slightly protrude past the side elevation, onto the existing driveway however would retain an appropriate separation from neighbouring dwelling No. 26 Larkinson Avenue, as to where no detrimental impact would arise. All other neighbouring dwellings are deemed to be sufficiently separated and/ or screened as to where there would be no adverse impacts.
The detached garage conversion, by way of the minor alterations sought and its siting, would not give rise to any detrimental impact upon any neighbouring dwelling.
The proposed rear/ side extension would partially protrude onto the existing driveway and the garage conversion would result in the loss of parking within the garage, impacting upon the existing parking arrangements at the site. A parking plan has been provided, demonstrating a parking space on the existing driveway and two parking spaces to the front of the property. A similar parking arrangement to the front of the dwelling was previously accepted (under application reference: CB/24/02768/FULL) for one vehicle, however, with some alterations it is acknowledged that two parking spaces could be achievable. On balance, with consideration of the previous application and location of the site at the end of a small close; adequate parking has been retained at the site to serve the dwelling, compliant with Policies T2 and T3 of the Central Bedfordshire Local Plan and Section 9 of the NPPF. In addition, the Council's Highway Officer was consulted and deemed it would be unlikely that the proposals would negatively impact the public highway and therefore raised no objection to the proposal.
Biggleswade Town Council were consulted on this application and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Overall, and considering the above, the proposals are considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Biggleswade Neighbourhood Plan and Sections 9 and 12 of the NPPF.Reasons For Granting:
The host dwelling is a detached property located on Larkinson Avenue in Biggleswade. The proposal seeks planning permission for an open front porch, single storey side and rear extensions and a detached garage conversion.
To note, a similar scheme was previously approved under application reference: CB/24/02768/FULL, for a single storey rear/side extension, a single storey side extension to the northern elevation, and an open front porch. The open front porch and single storey side extension to the northern elevation have not been materially altered when compared to this previous scheme and therefore are deemed acceptable at the site. Therefore, the single storey rear/ side extension and detached garage conversion will be assessed below.
The proposed single storey rear/ side extension would extend across the entire width of the rear elevation infilling the existing L-shaped design of the dwelling, and slightly protruding past the side elevation, onto the existing driveway. This aspect of the proposal would be mostly located to the rear of the property and on the basis of its siting, would not be readily visible to the streetscene of Larkinson Avenue. On the basis of the proposed rear/ side extension's similar design and scale to the previously approved scheme together with its siting, it would not give rise to any detrimental impact on the character and appearance of the area.
The detached garage conversion, by way of the minor alterations sought and its siting well set back into the site not readily visible within the local area; would not give rise to any adverse impact on the character and appearance of the area.
The proposed rear/ side extension would be sited in close proximity to the boundary with adjacent neighbour No. 39 Gale Drive to the north. This aspect of the proposal adjacent to No. 39 has not materially altered when compared to the previous approval, as to where it was found not to have any detrimental impact upon this neighbouring dwelling. This extension, due to its modest scale and the relevant screening by way of existing boundary treatment, would not be deemed to give rise to any detrimental impact to this neighbouring dwelling. This aspect of the proposal would slightly protrude past the side elevation, onto the existing driveway however would retain an appropriate separation from neighbouring dwelling No. 26 Larkinson Avenue, as to where no detrimental impact would arise. All other neighbouring dwellings are deemed to be sufficiently separated and/ or screened as to where there would be no adverse impacts.
The detached garage conversion, by way of the minor alterations sought and its siting, would not give rise to any detrimental impact upon any neighbouring dwelling.
The proposed rear/ side extension would partially protrude onto the existing driveway and the garage conversion would result in the loss of parking within the garage, impacting upon the existing parking arrangements at the site. A parking plan has been provided, demonstrating a parking space on the existing driveway and two parking spaces to the front of the property. A similar parking arrangement to the front of the dwelling was previously accepted (under application reference: CB/24/02768/FULL) for one vehicle, however, with some alterations it is acknowledged that two parking spaces could be achievable. On balance, with consideration of the previous application and location of the site at the end of a small close; adequate parking has been retained at the site to serve the dwelling, compliant with Policies T2 and T3 of the Central Bedfordshire Local Plan and Section 9 of the NPPF. In addition, the Council's Highway Officer was consulted and deemed it would be unlikely that the proposals would negatively impact the public highway and therefore raised no objection to the proposal.
Biggleswade Town Council were consulted on this application and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Overall, and considering the above, the proposals are considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Biggleswade Neighbourhood Plan and Sections 9 and 12 of the NPPF. |
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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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)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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)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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