| Informative Notes: | | 1
)Reasons For Granting,
The property is a semi-detached bungalow located on Water Lane in Flitwick. The proposal consists of the raising of the ridge height by some 1.3m (approx.) to allow for two single front dormers and a rooflight as well as a rear dormer. The front dormers would measure a width of 1.75m each, and would extend 2.65m from the original roofslope. Furthermore, the proposed rear dormer would measure a width of 10.8m, and would extend 2.7m from the rear roofslope.
Additionally, a single storey rear extension is also proposed to replace an existing conservatory. This would measure a width of 7.4m, a depth of 4m and would contain a flat roof measuring 3m. A roof lantern is also proposed which would raised the highest point of this extension to 3.5m. This extension would be built marginally deeper than the existing conservatory, to be built in-line with an existing rear protrusion.
The proposed rear extension and rear dormer would not be visible from the streetscene of Water Lane, however the proposed front dormers would be visible additions to the surrounding area. It is noted that property styles within the vicinity of the application site vary in height, material and style, with front dormers as a visible feature on other properties across Water Lane. Therefore, the proposal would not be at odds with the grain and pattern of existing development, and thus would not cause detrimental harm to the character and appearance of the surrounding area.
The proposal would remain separated from the detached two-storey neighbouring property (43 Water Lane) by some 7.7m (approx.), and therefore would lead to any overbearing impacts on this adjacent neighbour.
The proposed rear dormer would face onto the rear garden of the application site, and therefore may lead to some overlooking impact on the rear of the adjacent neighbour (47 Water Lane). Therefore a condition has been included within this application to obscurely glaze the single window located closest to this neighbour, to reduce the overlooking impact on this rear dormer. Additionally, the proposed single storey rear extension would remain obscured from this property by an existing rear projection.
All other properties are considered sufficiently separated from the application site for there to be any detrimental material impact.
This application would create two new bedrooms on the application site, which would being the number of bedrooms within the property to four. Under the Parking Standards for New Developments SPD (2023), three parking spaces need to be provided on the application site to adequately provide for these bedrooms. These three spaces have been shown on the site location plan, and thus the proposals are considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Flitwick Town Council were consulted on this application and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is considered that this proposal would not lead to any detrimental impacts on the character and appearance of the surrounding area, and would not lead to any detrimental impacts on the residential amenities of neighbouring properties. This application is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide.Reasons For Granting,
The property is a semi-detached bungalow located on Water Lane in Flitwick. The proposal consists of the raising of the ridge height by some 1.3m (approx.) to allow for two single front dormers and a rooflight as well as a rear dormer. The front dormers would measure a width of 1.75m each, and would extend 2.65m from the original roofslope. Furthermore, the proposed rear dormer would measure a width of 10.8m, and would extend 2.7m from the rear roofslope.
Additionally, a single storey rear extension is also proposed to replace an existing conservatory. This would measure a width of 7.4m, a depth of 4m and would contain a flat roof measuring 3m. A roof lantern is also proposed which would raised the highest point of this extension to 3.5m. This extension would be built marginally deeper than the existing conservatory, to be built in-line with an existing rear protrusion.
The proposed rear extension and rear dormer would not be visible from the streetscene of Water Lane, however the proposed front dormers would be visible additions to the surrounding area. It is noted that property styles within the vicinity of the application site vary in height, material and style, with front dormers as a visible feature on other properties across Water Lane. Therefore, the proposal would not be at odds with the grain and pattern of existing development, and thus would not cause detrimental harm to the character and appearance of the surrounding area.
The proposal would remain separated from the detached two-storey neighbouring property (43 Water Lane) by some 7.7m (approx.), and therefore would lead to any overbearing impacts on this adjacent neighbour.
The proposed rear dormer would face onto the rear garden of the application site, and therefore may lead to some overlooking impact on the rear of the adjacent neighbour (47 Water Lane). Therefore a condition has been included within this application to obscurely glaze the single window located closest to this neighbour, to reduce the overlooking impact on this rear dormer. Additionally, the proposed single storey rear extension would remain obscured from this property by an existing rear projection.
All other properties are considered sufficiently separated from the application site for there to be any detrimental material impact.
This application would create two new bedrooms on the application site, which would being the number of bedrooms within the property to four. Under the Parking Standards for New Developments SPD (2023), three parking spaces need to be provided on the application site to adequately provide for these bedrooms. These three spaces have been shown on the site location plan, and thus the proposals are considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Flitwick Town Council were consulted on this application and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is considered that this proposal would not lead to any detrimental impacts on the character and appearance of the surrounding area, and would not lead to any detrimental impacts on the residential amenities of neighbouring properties. This application is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide. |
| 2
)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. |
| 3
)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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