| Informative Notes: | | 1
)Reasons for granting:
The application site is located at 51 Fennel Drive, Biggleswade and contains a two storey end of terrace dwelling of facing brick, profiled concrete roof tiles and white upvc windows. The dwelling is in a cul-de-sac location within an established residential development characterised by similar aged properties. Due to the orientation of the property with its rear garden facing the access road it is clearly visible within the streetscene. The single storey extension would be subservient to the main property and would not unduly harm the character and appearance of the area. The plan is annotated that bricks will match, although doors will be black aluminum which will not match they will not be out of keeping in this residential context. A suitably worded condition can be attached regarding materials.
The proposed 3m deep flat roofed single storey rear extension will be on the boundary with the adjacent mid terrace No 49 Fennel Drive which has patio doors and a ground floor window serving the same main habitable room on the rear. As the extension is adjacent to the boundary and given the orientation, there may be some loss of light early in the day to the rear garden of No 49 directly adjacent to the boundary and behind the dwelling. Whilst both the 45 degree horizontal and vertical lines on the centre of the patio doors will be broken, and the centre line of the window will also be marginally broken on the horizontal line it will be unaffected on the vertical line. Given the depth and height of the proposed extension is the same as a structure which could be erected under permitted development, and the existing openings on the rear of No 49 serve the same room, it is considered that the single storey rear extension will not result in an undue loss of light or overbearing impact for that adjoining property.
The extension would extend along part of the rear garden of No 67 Fennel Drive which is a two storey detached dwelling site to the side. That dwelling has a wide rear garden and whilst there may be some loss of light later in the day at the end of its garden directly adjacent to the boundary, the extension would be sufficiently offset from the dwelling itself and given the distances and relationships involved it is not considered that it will result in an undue loss of light or overbearing impact.
The flank elevations of the extension are blank sided and would not result in any loss of privacy. As the extension would be adjacent to the shared boundaries a condition can be attached to ensure it remains blank sided.
The site location has been revised to show two parking spaces in blue land beyond the rear garden, however, as the proposal seeks to enlarge the ground floor living accommodation only there is no requirement for additional parking provision.
Neighbouring properties have been consulted on the application and no comments have been received. A Ward Councillor has commented no objection. The Ecology and Right of Way Officers have no objection to the proposal. The Ramblers Association was consulted and has not commented. Biggleswade Town Council has no objection subject to consultation with neighbours and consideration of their comments.
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 51 Fennel Drive, Biggleswade and contains a two storey end of terrace dwelling of facing brick, profiled concrete roof tiles and white upvc windows. The dwelling is in a cul-de-sac location within an established residential development characterised by similar aged properties. Due to the orientation of the property with its rear garden facing the access road it is clearly visible within the streetscene. The single storey extension would be subservient to the main property and would not unduly harm the character and appearance of the area. The plan is annotated that bricks will match, although doors will be black aluminum which will not match they will not be out of keeping in this residential context. A suitably worded condition can be attached regarding materials.
The proposed 3m deep flat roofed single storey rear extension will be on the boundary with the adjacent mid terrace No 49 Fennel Drive which has patio doors and a ground floor window serving the same main habitable room on the rear. As the extension is adjacent to the boundary and given the orientation, there may be some loss of light early in the day to the rear garden of No 49 directly adjacent to the boundary and behind the dwelling. Whilst both the 45 degree horizontal and vertical lines on the centre of the patio doors will be broken, and the centre line of the window will also be marginally broken on the horizontal line it will be unaffected on the vertical line. Given the depth and height of the proposed extension is the same as a structure which could be erected under permitted development, and the existing openings on the rear of No 49 serve the same room, it is considered that the single storey rear extension will not result in an undue loss of light or overbearing impact for that adjoining property.
The extension would extend along part of the rear garden of No 67 Fennel Drive which is a two storey detached dwelling site to the side. That dwelling has a wide rear garden and whilst there may be some loss of light later in the day at the end of its garden directly adjacent to the boundary, the extension would be sufficiently offset from the dwelling itself and given the distances and relationships involved it is not considered that it will result in an undue loss of light or overbearing impact.
The flank elevations of the extension are blank sided and would not result in any loss of privacy. As the extension would be adjacent to the shared boundaries a condition can be attached to ensure it remains blank sided.
The site location has been revised to show two parking spaces in blue land beyond the rear garden, however, as the proposal seeks to enlarge the ground floor living accommodation only there is no requirement for additional parking provision.
Neighbouring properties have been consulted on the application and no comments have been received. A Ward Councillor has commented no objection. The Ecology and Right of Way Officers have no objection to the proposal. The Ramblers Association was consulted and has not commented. Biggleswade Town Council has no objection subject to consultation with neighbours and consideration of their comments.
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). |
| 2
)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. |
| 3
)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). |
| 4
)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. |
|
|---|