| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for the removal of an existing conservatory to create a double storey rear extension, single storey rear/side extension linked to existing garage and increase to garage ridge height.
The application site comprises a two-storey, link-detached dwellinghouse located along Moor Lane in Flitwick. The surrounding area is residential in nature, characterised with dwellings of a similar design and scale. The increase to the ridge height of the garage would be visible to the public realm. However, on the basis of the modest nature and scale of this aspect of the proposal, it would appear a sympathetic alteration at the site. The removal of the existing conservatory at the site and erection of a two storey rear extension and single storey rear/side extension linked to the existing garage would not be readily visible to the public realm. Cumulatively, these extensions are considered to appear proportionate and subservient in relation to the existing built form of the dwelling. On this basis, including that the extensions would not be readily visible to the public realm; these aspects of the proposal would not be deemed to have a detrimental impact on the character and appearance of the area.
As regards neighbouring amenity, due to the detached nature of the host dwelling and neighbouring dwelling No. 11 Moor Lane, including the siting of the garage between these dwellings and the siting of the proposed extensions approximately level with the rear elevation of No. 11; no detrimental loss of outlook, overbearing impact or loss of light would be deemed to arise. A window is sought at the first floor level in the side elevation facing this neighbouring dwelling, however, would be obscure-glazed to ensure an acceptable level of privacy is maintained. A condition would be attached to any approval to ensure this.
The two storey rear extension would be appropriately separated from neighbouring dwelling No. 9 Moor Lane, due to the detached nature of these dwellings, and would not be deemed to result in any detrimental impact to this neighbouring dwelling. The proposed single storey rear/side extension and increase to garage ridge height would be sited immediately adjacent to the built form of No. 9, which has benefitted from a similar extension. These aspects of the proposal would also be sited to a similar depth, approximately level with the rear elevation of this neighbouring dwelling. Considering this, including the scale and design of the proposed extensions; no detrimental overbearing impact or loss of light would be deemed to arise to No. 9. A first floor window facing this neighbouring dwelling, serving a bathroom, has been enlarged, however, would be obscure-glazed and would maintain an acceptable level of privacy. In addition, a clear-glazed, first floor window on the side elevation of the host dwelling facing No. 9 is sought, which would serve a bedroom. This window is required to be clear-glazed to ensure an acceptable level of amenity is achieved for use as a bedroom. Considering this, together with the siting of the proposed window appropriately set back from the rear elevation, adjacent to the side elevation of this neighbouring dwelling as to where no clear-glazed window is sited (belonging to No. 9); there would be no adverse loss of privacy to any windows, and there would be a limited outlook towards the private amenity space of No. 9. Whilst some outlook could be achieved, it would be limited and would not be considered to give rise to any detrimental loss of privacy.
The proposals would see an increase from 3-bedrooms to 4-bedrooms within the host dwelling. However, the proposals would not adversely impact the parking and access arrangements at the site - one off-street parking space is achievable on the existing driveway. Two parking spaces are used to the front of the dwelling, however, some of the land which is used for these parking spaces would appear to in fact be public highway. Whilst some of this land would appear to be public highway, the parking spaces to the front of the dwelling can be used without encroaching onto the vehicular highway, clear of the road (Moor Lane) and as such, are not considered to cause any obstruction to the free flow of traffic. In addition, Moor Lane is a no through road and serves access to dwellings and therefore traffic is limited. Moreover, there are no on-street parking restrictions within Moor Lane and dwellings in the streetscene utilise similar parking arrangements to that of the host dwelling at the application site. Considering the above, on balance, whilst some parking for the dwelling is partially located within public highway land, it would not encroach into the vehicular highway as to where there would be considered to be an adverse safety hazard and therefore, adequate parking would be achievable within the site and surrounding area.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no comment to the proposal and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for the removal of an existing conservatory to create a double storey rear extension, single storey rear/side extension linked to existing garage and increase to garage ridge height.
The application site comprises a two-storey, link-detached dwellinghouse located along Moor Lane in Flitwick. The surrounding area is residential in nature, characterised with dwellings of a similar design and scale. The increase to the ridge height of the garage would be visible to the public realm. However, on the basis of the modest nature and scale of this aspect of the proposal, it would appear a sympathetic alteration at the site. The removal of the existing conservatory at the site and erection of a two storey rear extension and single storey rear/side extension linked to the existing garage would not be readily visible to the public realm. Cumulatively, these extensions are considered to appear proportionate and subservient in relation to the existing built form of the dwelling. On this basis, including that the extensions would not be readily visible to the public realm; these aspects of the proposal would not be deemed to have a detrimental impact on the character and appearance of the area.
As regards neighbouring amenity, due to the detached nature of the host dwelling and neighbouring dwelling No. 11 Moor Lane, including the siting of the garage between these dwellings and the siting of the proposed extensions approximately level with the rear elevation of No. 11; no detrimental loss of outlook, overbearing impact or loss of light would be deemed to arise. A window is sought at the first floor level in the side elevation facing this neighbouring dwelling, however, would be obscure-glazed to ensure an acceptable level of privacy is maintained. A condition would be attached to any approval to ensure this.
The two storey rear extension would be appropriately separated from neighbouring dwelling No. 9 Moor Lane, due to the detached nature of these dwellings, and would not be deemed to result in any detrimental impact to this neighbouring dwelling. The proposed single storey rear/side extension and increase to garage ridge height would be sited immediately adjacent to the built form of No. 9, which has benefitted from a similar extension. These aspects of the proposal would also be sited to a similar depth, approximately level with the rear elevation of this neighbouring dwelling. Considering this, including the scale and design of the proposed extensions; no detrimental overbearing impact or loss of light would be deemed to arise to No. 9. A first floor window facing this neighbouring dwelling, serving a bathroom, has been enlarged, however, would be obscure-glazed and would maintain an acceptable level of privacy. In addition, a clear-glazed, first floor window on the side elevation of the host dwelling facing No. 9 is sought, which would serve a bedroom. This window is required to be clear-glazed to ensure an acceptable level of amenity is achieved for use as a bedroom. Considering this, together with the siting of the proposed window appropriately set back from the rear elevation, adjacent to the side elevation of this neighbouring dwelling as to where no clear-glazed window is sited (belonging to No. 9); there would be no adverse loss of privacy to any windows, and there would be a limited outlook towards the private amenity space of No. 9. Whilst some outlook could be achieved, it would be limited and would not be considered to give rise to any detrimental loss of privacy.
The proposals would see an increase from 3-bedrooms to 4-bedrooms within the host dwelling. However, the proposals would not adversely impact the parking and access arrangements at the site - one off-street parking space is achievable on the existing driveway. Two parking spaces are used to the front of the dwelling, however, some of the land which is used for these parking spaces would appear to in fact be public highway. Whilst some of this land would appear to be public highway, the parking spaces to the front of the dwelling can be used without encroaching onto the vehicular highway, clear of the road (Moor Lane) and as such, are not considered to cause any obstruction to the free flow of traffic. In addition, Moor Lane is a no through road and serves access to dwellings and therefore traffic is limited. Moreover, there are no on-street parking restrictions within Moor Lane and dwellings in the streetscene utilise similar parking arrangements to that of the host dwelling at the application site. Considering the above, on balance, whilst some parking for the dwelling is partially located within public highway land, it would not encroach into the vehicular highway as to where there would be considered to be an adverse safety hazard and therefore, adequate parking would be achievable within the site and surrounding area.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no comment to the proposal and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF. |
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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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