| Informative Notes: | | 1
)Reasons for granting
The application site is a semi-detached two storey dwelling located on Leafields, Houghton Regis. No. 85 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design and scale. The proposal consists of the erection of a single storey rear extension with a flat roof and a roof lantern.
The rear extension would have a proposed width of approximately 6 metres, a depth of 4.6 metres, an eaves height of 3.1 metres and a maximum height of 3.6 metres. The proposal would result in a significant increase in the dwellings footprint, but due to extension being single storey and the property having a large garden, the proposal would be considered proportionate to the host dwelling and would not dominate the plot. The single storey rear extension would not be readily visible within the street scene and, therefore, it is not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposed development 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 rear extension would be built on the boundary with the nearest neighbouring property, 83 Leafields, however, this property has already benefited from a similar rear extension that extends further back than the proposal and therefore it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. The proposal is separated approximately 2.5 metres from the boundary with the other neighbouring property, 87 Leafields, and over 5 metres to the property itself, and therefore 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 does not lead to any additional bedrooms or the removal of any parking provision on the site. Therefore, adequate parking provision has been retained on site. Consequently, the proposal is therefore in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Houghton Regis Town Council were consulted as part of this application but no comments were received. Ecology were 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 two storey dwelling located on Leafields, Houghton Regis. No. 85 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design and scale. The proposal consists of the erection of a single storey rear extension with a flat roof and a roof lantern.
The rear extension would have a proposed width of approximately 6 metres, a depth of 4.6 metres, an eaves height of 3.1 metres and a maximum height of 3.6 metres. The proposal would result in a significant increase in the dwellings footprint, but due to extension being single storey and the property having a large garden, the proposal would be considered proportionate to the host dwelling and would not dominate the plot. The single storey rear extension would not be readily visible within the street scene and, therefore, it is not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposed development 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 rear extension would be built on the boundary with the nearest neighbouring property, 83 Leafields, however, this property has already benefited from a similar rear extension that extends further back than the proposal and therefore it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. The proposal is separated approximately 2.5 metres from the boundary with the other neighbouring property, 87 Leafields, and over 5 metres to the property itself, and therefore 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 does not lead to any additional bedrooms or the removal of any parking provision on the site. Therefore, adequate parking provision has been retained on site. Consequently, the proposal is therefore in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Houghton Regis Town Council were consulted as part of this application but no comments were received. Ecology were 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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