| Informative Notes: | | 1
)Reasons for granting:
The application site is a two-storey semi-detached dwellinghouse located on Clarence Road, Leighton Buzzard. No. 29 is constructed of brickwork with a render finish and a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a part single storey part two storey rear extension and the erection of a front porch. The two-storey part of the extension would have a pitched roof with a proposed width of approximately 7.1 metres, a depth of 3 metres, an eaves height of 5.5 metres and a maximum height of 6.7 metres. The single-storey part of the extension would have a flat roof and would extend an additional 3 metres to the rear and would have a width of 7.1 metres and a maximum height of 3 metres. The proposed front porch would have a pitched roof and a width of approximately 4.2 metres, a depth of 1.6 metres, an eaves height of 2.7 metres and a maximum height of 3.8 metres.
The proposal would result in a significant increase in the footprint of the property, approximately 49m2, however, the property has a large plot and as only part of the rear extension is two-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. In addition to this, the attached property, 27 Clarence Road, has already benefitted from its own part single-storey part two-storey rear extension. The rear extension would not be readily visible within the street scene, however, the proposed front porch would be. As the front porch would be modest in size and would have a pitched roof it is considered in keeping with the original dwelling and therefore, not considered to have a detrimental impact on the character and appearance of the area. In addition to this, there is a similar front porch present within the existing street scene at 39 Clarence Road. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension is set on the boundary with the attached property, 27 Clarence Road. This property has an existing rear extension which the proposal would extend approximately 2.8 metres further back than, however, this 2.8 metres would be the single storey part of the extension and would therefore, with its modest height, not have a detrimental impact on residential amenities. The two-storey part of the extension has been shown to comply with the 45 degree guidance regarding loss of light and would not lead to any concerns regarding overlooking as the fenestration would be very similar to the existing fenestration. The front porch would be separated from the boundary with this neighbour by approximately 3.7 metres and therefore is not considered to have a impact on residential amenities. Overall, it is not considered that the proposed rear extension or front porch would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 31 Clarence Road, would be well separated from the proposed extension as it would be set approximately 3.1 metres from the property with the front porch being further separated. Due to this separation the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The front porch would be visible from the properties opposite the application site, however, due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. 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 3 up to 4, which would result in an additional off-street parking space being required. However, the property already has an under provision of parking, which is common on Clarence Road and has led to considerable on-street parking. As on-street parking is already present and there are no parking restrictions on Clarence Road, the additional parking space can be facilitated by on-street parking. Overall, 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.
Leighton-Linslade Town Council were consulted as part of this application and raised no objection. Ecology were also consulted as part of this application and raised no objection but did comment that where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. Natural England were consulted but no comments were received. 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 two-storey semi-detached dwellinghouse located on Clarence Road, Leighton Buzzard. No. 29 is constructed of brickwork with a render finish and a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a part single storey part two storey rear extension and the erection of a front porch. The two-storey part of the extension would have a pitched roof with a proposed width of approximately 7.1 metres, a depth of 3 metres, an eaves height of 5.5 metres and a maximum height of 6.7 metres. The single-storey part of the extension would have a flat roof and would extend an additional 3 metres to the rear and would have a width of 7.1 metres and a maximum height of 3 metres. The proposed front porch would have a pitched roof and a width of approximately 4.2 metres, a depth of 1.6 metres, an eaves height of 2.7 metres and a maximum height of 3.8 metres.
The proposal would result in a significant increase in the footprint of the property, approximately 49m2, however, the property has a large plot and as only part of the rear extension is two-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. In addition to this, the attached property, 27 Clarence Road, has already benefitted from its own part single-storey part two-storey rear extension. The rear extension would not be readily visible within the street scene, however, the proposed front porch would be. As the front porch would be modest in size and would have a pitched roof it is considered in keeping with the original dwelling and therefore, not considered to have a detrimental impact on the character and appearance of the area. In addition to this, there is a similar front porch present within the existing street scene at 39 Clarence Road. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension is set on the boundary with the attached property, 27 Clarence Road. This property has an existing rear extension which the proposal would extend approximately 2.8 metres further back than, however, this 2.8 metres would be the single storey part of the extension and would therefore, with its modest height, not have a detrimental impact on residential amenities. The two-storey part of the extension has been shown to comply with the 45 degree guidance regarding loss of light and would not lead to any concerns regarding overlooking as the fenestration would be very similar to the existing fenestration. The front porch would be separated from the boundary with this neighbour by approximately 3.7 metres and therefore is not considered to have a impact on residential amenities. Overall, it is not considered that the proposed rear extension or front porch would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 31 Clarence Road, would be well separated from the proposed extension as it would be set approximately 3.1 metres from the property with the front porch being further separated. Due to this separation the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The front porch would be visible from the properties opposite the application site, however, due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. 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 3 up to 4, which would result in an additional off-street parking space being required. However, the property already has an under provision of parking, which is common on Clarence Road and has led to considerable on-street parking. As on-street parking is already present and there are no parking restrictions on Clarence Road, the additional parking space can be facilitated by on-street parking. Overall, 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.
Leighton-Linslade Town Council were consulted as part of this application and raised no objection. Ecology were also consulted as part of this application and raised no objection but did comment that where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. Natural England were consulted but no comments were received. 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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)If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate adviceIf bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice |
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