| Informative Notes: | | 1
)Reasons for granting
The application site is a semi-detached single storey dwellinghouse located on Conway Close, Houghton Regis. No. 74 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design. The proposal consists of the erection of a single storey flat roofed side and rear extension, which includes a roof lantern following the demolition of an existing conservatory. The extension would have a proposed width of approximately 12.7 metres, a depth of 9.1 metres and a maximum height of 3.1 metres. The proposal also includes the removal of a window on the front elevation and the installation of a window on the side elevation.
The proposal would result in a significant increase in the footprint of the property, approximately 57.1m2, however, part of the extension would be sited within the footprint of the existing conservatory which would act to somewhat offset this increase in footprint and result in an increase of 45m2. When compared to the existing footprint, approximately 70m2, this is a more modest increase and in addition to this the property does have a large garden to expand into. As the proposal is also single storey, it is not considered to dominate the original dwelling in terms of bulk or volume and is therefore considered a supporting addition and proportionate to the host dwelling. The proposal would not be visible within the street scene of Conway Close however, the removal of a window on the front elevation would, although this would only be considered a minor alteration that would not have an impact on the character and appearance of the area. Overall, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the extension is set on the boundary with the attached property, 76 Conway Close. The rear of this property currently extends approximately 3.2 metres beyond the side elevation of number 74, the proposal would bring the side out to the existing building line but would not extend beyond it. Due to this, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 72 Conway, would be well separated from the proposed extension as it would be set approximately 4 metres from the shared boundary and further separated from the property itself with the two properties garages between them. The proposed new window would face this property directly and due to a slight difference in levels there is potential for overlooking, however, when this is compared to the existing conservatory the proposal would reduce the possibility of potential for overlooking and loss of privacy. Due to these factors the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal would see an increase in the number of bedrooms, from 2 up to 4, which would result in 2 additional off-street parking spaces being required. The property can facilitate the required 3 off-street parking spaces with one being provided from the garage and another on the drive, in front of said garage. The Parking Standards supplementary planning document allows a 3rd parking space to be provided as accessible land that could be converted to parking by the homeowner. The area of grass at the front of the property is accessible land that could be converted to parking and therefore can be counted as the 3rd parking space that is required. Therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Houghton Regis Town Council were consulted as part of this application, but no comments were received. Ecology were also consulted as part of this application and raised no objection. The application was subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting
The application site is a semi-detached single storey dwellinghouse located on Conway Close, Houghton Regis. No. 74 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design. The proposal consists of the erection of a single storey flat roofed side and rear extension, which includes a roof lantern following the demolition of an existing conservatory. The extension would have a proposed width of approximately 12.7 metres, a depth of 9.1 metres and a maximum height of 3.1 metres. The proposal also includes the removal of a window on the front elevation and the installation of a window on the side elevation.
The proposal would result in a significant increase in the footprint of the property, approximately 57.1m2, however, part of the extension would be sited within the footprint of the existing conservatory which would act to somewhat offset this increase in footprint and result in an increase of 45m2. When compared to the existing footprint, approximately 70m2, this is a more modest increase and in addition to this the property does have a large garden to expand into. As the proposal is also single storey, it is not considered to dominate the original dwelling in terms of bulk or volume and is therefore considered a supporting addition and proportionate to the host dwelling. The proposal would not be visible within the street scene of Conway Close however, the removal of a window on the front elevation would, although this would only be considered a minor alteration that would not have an impact on the character and appearance of the area. Overall, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the extension is set on the boundary with the attached property, 76 Conway Close. The rear of this property currently extends approximately 3.2 metres beyond the side elevation of number 74, the proposal would bring the side out to the existing building line but would not extend beyond it. Due to this, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 72 Conway, would be well separated from the proposed extension as it would be set approximately 4 metres from the shared boundary and further separated from the property itself with the two properties garages between them. The proposed new window would face this property directly and due to a slight difference in levels there is potential for overlooking, however, when this is compared to the existing conservatory the proposal would reduce the possibility of potential for overlooking and loss of privacy. Due to these factors the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal would see an increase in the number of bedrooms, from 2 up to 4, which would result in 2 additional off-street parking spaces being required. The property can facilitate the required 3 off-street parking spaces with one being provided from the garage and another on the drive, in front of said garage. The Parking Standards supplementary planning document allows a 3rd parking space to be provided as accessible land that could be converted to parking by the homeowner. The area of grass at the front of the property is accessible land that could be converted to parking and therefore can be counted as the 3rd parking space that is required. Therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Houghton Regis Town Council were consulted as part of this application, but no comments were received. Ecology were also consulted as part of this application and raised no objection. The application was subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
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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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)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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)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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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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