| Informative Notes: | | 1
)Reasons for Granting
The application site is a detached two storey dwellinghouse, and its curtilage, located to the south of Flexmore Way, Langford. The site lies within the settlement envelope fo Langford.
To the northeast of the dwelling is No. 5 Flexmore Way, and to the south are Nos. 9 and 11. To the southeast of the site are Nos. 94 and 96 Station Road.
The application seeks planning permission for a garage conversion with new hipped roof and rooflight over existing garage and porch. The existing garage and porch has a flat roof currently of 2.5 metres. The proposal seeks a hipped roof with an eaves of 2.25 m and a roof ridge height of 3.4m.
The proposed replacement roof would highly visible within the street scene due to the location of the principal elevation on a corner plot. The proposal would be considered inkeeping with the surrounding character of development, with examples of various roof types on garages evident in the area. The garage door would be replaced with a triple window, with brickwork to match the existing dwelling. The proposal also seeks a garage conversion to an office, utility and w/c, all considered incidential to the main dwelling. As such, it is considered that due to the nature of the proposed works it would not create any adverse impact on the character and appearance of the area.
The proposed roof alteration and garage conversion would not increase the footprint of built form. The minimal height increase of the roof would not cause any detrimental harm to neighbouring properties due to the small scale amendment and separation distances. The proposed window which would replace the garage would not give rise to mutual overlooking concerns due to the existing relationship of windows on the ground floor. As such, it is considered due to the nature of the proposed works it would not create any adverse impact on neighbouring amenity.
The proposal would not create any bedrooms, however would see the loss of a parking space within the garage. The application site can demonstrate 2 parking spaces to the front of the property on existing hard standing (the Block Plan shows 3 however these would not be considered workable), however there is ample shared visitor parking within the vicinity which would not impact the safety of highway users.
Overall, the proposal would adhere to Policy HQ1, T2 and T3 of the CBLP (2021), Section 12 of the NPPF (2024) and the Design Guide (2024).Reasons for Granting
The application site is a detached two storey dwellinghouse, and its curtilage, located to the south of Flexmore Way, Langford. The site lies within the settlement envelope fo Langford.
To the northeast of the dwelling is No. 5 Flexmore Way, and to the south are Nos. 9 and 11. To the southeast of the site are Nos. 94 and 96 Station Road.
The application seeks planning permission for a garage conversion with new hipped roof and rooflight over existing garage and porch. The existing garage and porch has a flat roof currently of 2.5 metres. The proposal seeks a hipped roof with an eaves of 2.25 m and a roof ridge height of 3.4m.
The proposed replacement roof would highly visible within the street scene due to the location of the principal elevation on a corner plot. The proposal would be considered inkeeping with the surrounding character of development, with examples of various roof types on garages evident in the area. The garage door would be replaced with a triple window, with brickwork to match the existing dwelling. The proposal also seeks a garage conversion to an office, utility and w/c, all considered incidential to the main dwelling. As such, it is considered that due to the nature of the proposed works it would not create any adverse impact on the character and appearance of the area.
The proposed roof alteration and garage conversion would not increase the footprint of built form. The minimal height increase of the roof would not cause any detrimental harm to neighbouring properties due to the small scale amendment and separation distances. The proposed window which would replace the garage would not give rise to mutual overlooking concerns due to the existing relationship of windows on the ground floor. As such, it is considered due to the nature of the proposed works it would not create any adverse impact on neighbouring amenity.
The proposal would not create any bedrooms, however would see the loss of a parking space within the garage. The application site can demonstrate 2 parking spaces to the front of the property on existing hard standing (the Block Plan shows 3 however these would not be considered workable), however there is ample shared visitor parking within the vicinity which would not impact the safety of highway users.
Overall, the proposal would adhere to Policy HQ1, T2 and T3 of the CBLP (2021), Section 12 of the NPPF (2024) and the Design Guide (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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)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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