| Informative Notes: | | 1
)Reasons for Granting:
The application site relates to a detached bungalow located to the eastern side of Manor Road in Caddington. Planning permission is sought for a loft conversion with two pitched roof dormers to the front elevation and three rooflights within the rear elevation of the property. The proposal would accommodate an additional bedroom within the roof space. The dormer cheeks are proposed to be finished in tile hanging to match the existing roof tiles and would have a matching tiled pitched roof and white uPVC fenestration.
This part of Manor Road is lined by a mix of bungalows and houses, set back from the street within reasonably spacious plots. 56 Manor Road is a relatively small, detached, hipped roof bungalow set between other bungalows. The two front dormers are considered to be appropriately proportioned and would sit comfortably within the roof without appearing unduly bulky or dominating the frontage of the dwelling and the design the design principles set out in 11.27 of the Central Bedfordshire Design Guide. Other small and proportionate pitched roof front dormers are found within the surrounding street scene of Manor Road, including the adjacent property of 54 Manor Road and therefore the dormers would not appear as an alien or incongruous addition within the context of the street scene. Given the position of the rooflights to the rear of the property, they would not be readily visible from Manor Road and would have no material impact upon the visual character of the wider area. As such, the proposal is considered to have an acceptable impact upon the character and appearance of the dwelling and the surrounding area.
It is noted that this application follows on from planning application CB/24/00257/FULL for the erection of a rear extension, loft conversion with dormers and garage conversion. This application was refused in March 2024 and subsequently appealed and the appeal was dismissed in September 2024. The refusal reason related to the design of the front and rear dormers together with the crown roof of the rear extension which were considered to collectively result in increased bulk and massing which would not relate well to the existing dwelling and would constitute poor design, contrary to Policy HQ1 of the Local Plan, Section 11 of the Design Guide and Section 12 of the NPPF. This was upheld by the Inspector who commented that the proposed dormers would take up a substantial proportion of the front and rear roofs - much more than the 1/2 roof width advised by Section 11 of the Design Guide. The Inspector considered the combination of the extensive crown roof with the over-sized dormer windows to create a bulky and visually dominant roofscape that would stand out within the row of bungalows and sit awkwardly within the street scene and therefore concluded that the proposal would unacceptably harm the character and appearance of the dwelling and this part of Manor Road. The crown roof extension that was proposed within the previous application (CB/24/00257/FULL) has been omitted from the current proposal and the rear dormer windows have been replaced by three rear roof lights. Whilst the current proposal is still for front dormers, the dormers have been considerably reduced in scale in terms of both their width and distance from the eaves and roof ridge, which in turn has reduced the bulky and visually dominant and disproportionate appearance mentioned by the Inspector. Consequently, given the design amendments made, the proposed front dormers are considered to have an acceptable visual impact and would address and overcome the refusal reason of the previous planning application.
Views from the proposed front dormers would be primarily directed to the public spaces to the front of the site. Whilst these dormers would also provide views of the adjacent neighbouring front gardens and driveways of 54 and 58 Manor Road, these are not considered as private amenity spaces and therefore the dormer windows would not result in any harmful overlooking. Properties to the opposite side of Manor Road are considered to be sufficiently separated so as to not experience any adverse overlooking from these dormer windows (approximately 43m to 97 Manor Road and 47m to 99 Manor Road). Taking into account the angle and position of the rear rooflights within the roof, these rooflights are not considered to provide direct views towards any openings within neighbouring properties and would not result in any adverse overlooking of the adjacent neighbouring properties or their private amenity spaces. Given the modest scale of the two front dormers and their position within the roof, it is not considered that the dormers would give rise to any undue loss of light or overbearing impact for surrounding neighbouring properties.
The proposal would involve the formation of an additional bedroom within the roof space, increasing the total number of bedrooms within the property from two to three. A three bedroom dwelling requires two off street parking spaces to be provided within the site. The residential parking standards set out in the Parking Standards for New Developments SPD are the same for a two-bedroom property as a three-bedroom property. It is considered that the existing hardstanding area to the front of the dwelling would be of a sufficient size to accommodate two parking spaces within the site. As such, the proposal is considered acceptable in terms of parking and highway safety.
Occupiers of adjacent neighbouring properties and Caddington Parish Council have been consulted on this application. The Parish Council have raised no objection to the proposal and no representations from neighbours or other third parties have been received.
The Ecologist has also been consulted and raised no objection to the proposal, however, advises the applicant that it is the legal responsibility of the contractor to check for bats and to notify Natural England for advice if bats are found during construction works and so an informative note will be attached advising the applicant of this.
Overall, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD, and Section 12 of the National Planning Policy Framework (2024).Reasons for Granting:
The application site relates to a detached bungalow located to the eastern side of Manor Road in Caddington. Planning permission is sought for a loft conversion with two pitched roof dormers to the front elevation and three rooflights within the rear elevation of the property. The proposal would accommodate an additional bedroom within the roof space. The dormer cheeks are proposed to be finished in tile hanging to match the existing roof tiles and would have a matching tiled pitched roof and white uPVC fenestration.
This part of Manor Road is lined by a mix of bungalows and houses, set back from the street within reasonably spacious plots. 56 Manor Road is a relatively small, detached, hipped roof bungalow set between other bungalows. The two front dormers are considered to be appropriately proportioned and would sit comfortably within the roof without appearing unduly bulky or dominating the frontage of the dwelling and the design the design principles set out in 11.27 of the Central Bedfordshire Design Guide. Other small and proportionate pitched roof front dormers are found within the surrounding street scene of Manor Road, including the adjacent property of 54 Manor Road and therefore the dormers would not appear as an alien or incongruous addition within the context of the street scene. Given the position of the rooflights to the rear of the property, they would not be readily visible from Manor Road and would have no material impact upon the visual character of the wider area. As such, the proposal is considered to have an acceptable impact upon the character and appearance of the dwelling and the surrounding area.
It is noted that this application follows on from planning application CB/24/00257/FULL for the erection of a rear extension, loft conversion with dormers and garage conversion. This application was refused in March 2024 and subsequently appealed and the appeal was dismissed in September 2024. The refusal reason related to the design of the front and rear dormers together with the crown roof of the rear extension which were considered to collectively result in increased bulk and massing which would not relate well to the existing dwelling and would constitute poor design, contrary to Policy HQ1 of the Local Plan, Section 11 of the Design Guide and Section 12 of the NPPF. This was upheld by the Inspector who commented that the proposed dormers would take up a substantial proportion of the front and rear roofs - much more than the 1/2 roof width advised by Section 11 of the Design Guide. The Inspector considered the combination of the extensive crown roof with the over-sized dormer windows to create a bulky and visually dominant roofscape that would stand out within the row of bungalows and sit awkwardly within the street scene and therefore concluded that the proposal would unacceptably harm the character and appearance of the dwelling and this part of Manor Road. The crown roof extension that was proposed within the previous application (CB/24/00257/FULL) has been omitted from the current proposal and the rear dormer windows have been replaced by three rear roof lights. Whilst the current proposal is still for front dormers, the dormers have been considerably reduced in scale in terms of both their width and distance from the eaves and roof ridge, which in turn has reduced the bulky and visually dominant and disproportionate appearance mentioned by the Inspector. Consequently, given the design amendments made, the proposed front dormers are considered to have an acceptable visual impact and would address and overcome the refusal reason of the previous planning application.
Views from the proposed front dormers would be primarily directed to the public spaces to the front of the site. Whilst these dormers would also provide views of the adjacent neighbouring front gardens and driveways of 54 and 58 Manor Road, these are not considered as private amenity spaces and therefore the dormer windows would not result in any harmful overlooking. Properties to the opposite side of Manor Road are considered to be sufficiently separated so as to not experience any adverse overlooking from these dormer windows (approximately 43m to 97 Manor Road and 47m to 99 Manor Road). Taking into account the angle and position of the rear rooflights within the roof, these rooflights are not considered to provide direct views towards any openings within neighbouring properties and would not result in any adverse overlooking of the adjacent neighbouring properties or their private amenity spaces. Given the modest scale of the two front dormers and their position within the roof, it is not considered that the dormers would give rise to any undue loss of light or overbearing impact for surrounding neighbouring properties.
The proposal would involve the formation of an additional bedroom within the roof space, increasing the total number of bedrooms within the property from two to three. A three bedroom dwelling requires two off street parking spaces to be provided within the site. The residential parking standards set out in the Parking Standards for New Developments SPD are the same for a two-bedroom property as a three-bedroom property. It is considered that the existing hardstanding area to the front of the dwelling would be of a sufficient size to accommodate two parking spaces within the site. As such, the proposal is considered acceptable in terms of parking and highway safety.
Occupiers of adjacent neighbouring properties and Caddington Parish Council have been consulted on this application. The Parish Council have raised no objection to the proposal and no representations from neighbours or other third parties have been received.
The Ecologist has also been consulted and raised no objection to the proposal, however, advises the applicant that it is the legal responsibility of the contractor to check for bats and to notify Natural England for advice if bats are found during construction works and so an informative note will be attached advising the applicant of this.
Overall, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD, and Section 12 of the National Planning Policy Framework (2024). |
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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC) Zone of Influence. 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) Zone of Influence. 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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)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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)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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)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.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. |
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