| Informative Notes: | | 1
)Reasons for granting:
The proposal is for a two storey rear extension and attached garage.
The application site is a two storey detached property along Spring Road, Clifton. There was a similar scheme (CB/24/03245/FULL) however this application was withdrawn due to two storey rear extension appearing bulky and dominating in relation to the host dwelling, surrounding properties and as such not being considered an appropriate addition to the dwellinghouse. This application has seen the reduction of the two storey rear extension to 4.5m in depth in comparison to the previous application.
The proposed two storey rear extension would be screened by the built form of the existing dwelling and would not be visible to the street scene. The proposal would have a gable roof and would be set down from the ridgeline of the dwelling. Moreover, the proposed two-storey rear extension would be deemed appropriate in its proportions, specifically as regards its depth and width in relation to the built form of the host dwelling. Considering these factors, the proposed extension would be deemed to form a proportionate and subservient addition to the existing dwellinghouse, which would not be deemed to give rise to any detrimental impact on the character and appearance of the area. The first floor juliet balcony would not be visible within the streetscene. It is considered proportionate in scale to the dwelling, and is not considered to have a detrimental impact on the character and appearance of the area.
The proposed garage would be visible to the street scene, however would be set back from the highway by some 16.5 metres and as such would not be considered intrusive within the street scene. Due to the appropriate scale and design of the garage it is considered that the proposed development would not result in harm to the character and appearance of the area.
In terms of neighbouring amenity, the proposed two storey rear extension is set approx. 2.3m off the shared boundary with neighbouring property No.20 Spring Road. The proposed extensions would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.20's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. No. 24, located due north of the application site, would have a significant enough separation between the proposed development and the nearest window serving a habitable room, and therefore for this reason and due to the scale and projection, would not cause an unacceptable loss of light to No. 24.
The proposed garage would be set on the boundary with No.24 Spring Road however given the existing garage on site, separation distance to the dwelling, design and scale of the development it would not result in an adverse impact on the residential amenity of occupants of this neighbouring dwelling, by way of an overbearing impact, loss of light or loss of outlook.
The proposal would increase the bedrooms in the dwelling from three to four bedrooms and so three off street parking spaces would be required. As shown on Plan No.P2 two parking spaces are achievable on site however, given the space available on the driveway, it is considered that a third parking space is achievable on site. Therefore it is considered that the proposal would not cause a significant highway safety issue.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and Section 11 of the Central Bedfordshire Design Guide.Reasons for granting:
The proposal is for a two storey rear extension and attached garage.
The application site is a two storey detached property along Spring Road, Clifton. There was a similar scheme (CB/24/03245/FULL) however this application was withdrawn due to two storey rear extension appearing bulky and dominating in relation to the host dwelling, surrounding properties and as such not being considered an appropriate addition to the dwellinghouse. This application has seen the reduction of the two storey rear extension to 4.5m in depth in comparison to the previous application.
The proposed two storey rear extension would be screened by the built form of the existing dwelling and would not be visible to the street scene. The proposal would have a gable roof and would be set down from the ridgeline of the dwelling. Moreover, the proposed two-storey rear extension would be deemed appropriate in its proportions, specifically as regards its depth and width in relation to the built form of the host dwelling. Considering these factors, the proposed extension would be deemed to form a proportionate and subservient addition to the existing dwellinghouse, which would not be deemed to give rise to any detrimental impact on the character and appearance of the area. The first floor juliet balcony would not be visible within the streetscene. It is considered proportionate in scale to the dwelling, and is not considered to have a detrimental impact on the character and appearance of the area.
The proposed garage would be visible to the street scene, however would be set back from the highway by some 16.5 metres and as such would not be considered intrusive within the street scene. Due to the appropriate scale and design of the garage it is considered that the proposed development would not result in harm to the character and appearance of the area.
In terms of neighbouring amenity, the proposed two storey rear extension is set approx. 2.3m off the shared boundary with neighbouring property No.20 Spring Road. The proposed extensions would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.20's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. No. 24, located due north of the application site, would have a significant enough separation between the proposed development and the nearest window serving a habitable room, and therefore for this reason and due to the scale and projection, would not cause an unacceptable loss of light to No. 24.
The proposed garage would be set on the boundary with No.24 Spring Road however given the existing garage on site, separation distance to the dwelling, design and scale of the development it would not result in an adverse impact on the residential amenity of occupants of this neighbouring dwelling, by way of an overbearing impact, loss of light or loss of outlook.
The proposal would increase the bedrooms in the dwelling from three to four bedrooms and so three off street parking spaces would be required. As shown on Plan No.P2 two parking spaces are achievable on site however, given the space available on the driveway, it is considered that a third parking space is achievable on site. Therefore it is considered that the proposal would not cause a significant highway safety issue.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and Section 11 of the Central Bedfordshire Design Guide. |
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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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)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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