| Informative Notes: | | 1
)Reasons for Granting
The application site comprises of a two-storey, semi-detached dwellinghouse in Barton-le-Clay. 16 Cromwell Road is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The application seeks planning permission for the erection of a garage extension to the side/rear of the dwelling. The proposed garage would adjoin to the northeast side elevation of the dwellinghouse, measuring approximately 3.87m in width, 6.61m in depth and 2.5m in height. The proposal would comprise of a flat roof with metal garage doors to the front and rear.
It is acknowledged that there appears to be a garage of a similar scale and siting on Google Maps imagery from approximately June 2009. However, an Officer's site visit confirmed that this built form is no longer present.
Planning permission was granted under CB/16/03531/FULL for single storey rear extentions, two storey side and rear extension and detached garage to the rear of the dwelling. An Officer's site visit indicated that the extensions have been implemented. However, the approved detached garage, with associated parking in front of the garage, does not appear to have been constructed. Whilst the permission is extant, meaning the detached garage could still be constructed, it is acknowledged that there is already a degree of built form along the shared boundary line between Nos. 16 and 17. Therefore, the introduction of further built form through the proposed extension would not be deemed as visually out of character. Moreover, considering the existing boundary treatment between these neighbouring properties, it is not considered that the proposal, when considered alongside the extant consent, would have a detrimental overbearing impact.
The proposal would be readily visible to the streetscene of 16 Cromwell Road. However, the proposed garage extension would be set back from the public highway and principal elevation of the dwelling and as such, would not appear dominant or overbearing to the detriment of the character and appearance of the area. The proposal would be of an appropriate scale, comprising of a modest single storey design which is proportionate to the original dwelling and harmonises with its existing built form. The proposal would be constructed from brickwork to match the existing dwelling and as such would not have a detrimental impact on the character and appearance of the existing dwelling or surrounding area.
The application site shares a boundary with No.15 Cromwell Road to the southwest. This neighbouring property would be sufficientlyremoved from the proposed development and as such, would not be adversely impacted by way of overbearing impact, loss of light, loss of privacy or overlooking. The proposed garage extension would be sited adjacent to the shared boundary with No.17 Cromwell Road. This neighbour would be mostly screened from the proposed development by existing boundary treatment. Whilst the proposal would protrude marginally above the existing shared boundary wall, it is not considered that this would result in an unacceptable loss of light or overbearing impact to this neighbour's residential amenity. Moreover, from an Officer's site visit, it would appear that No.17 sits at a higher level compared to No.16. Therefore, having regard to site levels and the differing orientation of the dwellings, it is not considered that the proposal would cause harm to the amenity of this neighbour by way of overlooking, a loss of light, overbearing impact or a loss of privacy. All other neighbouring properties are sufficiently separated from the proposed development and as such, would not be adversely impacted.
Whilst the application form refers to the provision of a garage parking space, it is not considered that the internal dimensions of the proposal would create a workable parking space. Nevertheless, it is not considered that the proposal would impact the availability of parking provision on site, with ample space to the front driveway maintained. Therefore, on the basis of the scale and nature of the development, it is considered that adequate parking has been retained.
The Tree and Landscape Officer was consulted on this application and has no objections. Barton-le-Clay Parish Council stated that they have no issues with the location of the new garage extension but felt that there was some confusion regarding the proposed layout, with the main doors appearing to be at the back of the building, into the garden, rather than access for a vehicle at the front. Therefore, the Parish Council is unable to comment on the application. To clarify this confusion, the proposal would comprise of metal garage doors to the front and rear. As outlined in the report, it is not considered that the design of the proposed extension would impact the character and appearance of the area or levels of parking and highway safety.
The application was subject to public consultation. One representation was received in support of the application.
In light of the foregoing, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF.Reasons for Granting
The application site comprises of a two-storey, semi-detached dwellinghouse in Barton-le-Clay. 16 Cromwell Road is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The application seeks planning permission for the erection of a garage extension to the side/rear of the dwelling. The proposed garage would adjoin to the northeast side elevation of the dwellinghouse, measuring approximately 3.87m in width, 6.61m in depth and 2.5m in height. The proposal would comprise of a flat roof with metal garage doors to the front and rear.
It is acknowledged that there appears to be a garage of a similar scale and siting on Google Maps imagery from approximately June 2009. However, an Officer's site visit confirmed that this built form is no longer present.
Planning permission was granted under CB/16/03531/FULL for single storey rear extentions, two storey side and rear extension and detached garage to the rear of the dwelling. An Officer's site visit indicated that the extensions have been implemented. However, the approved detached garage, with associated parking in front of the garage, does not appear to have been constructed. Whilst the permission is extant, meaning the detached garage could still be constructed, it is acknowledged that there is already a degree of built form along the shared boundary line between Nos. 16 and 17. Therefore, the introduction of further built form through the proposed extension would not be deemed as visually out of character. Moreover, considering the existing boundary treatment between these neighbouring properties, it is not considered that the proposal, when considered alongside the extant consent, would have a detrimental overbearing impact.
The proposal would be readily visible to the streetscene of 16 Cromwell Road. However, the proposed garage extension would be set back from the public highway and principal elevation of the dwelling and as such, would not appear dominant or overbearing to the detriment of the character and appearance of the area. The proposal would be of an appropriate scale, comprising of a modest single storey design which is proportionate to the original dwelling and harmonises with its existing built form. The proposal would be constructed from brickwork to match the existing dwelling and as such would not have a detrimental impact on the character and appearance of the existing dwelling or surrounding area.
The application site shares a boundary with No.15 Cromwell Road to the southwest. This neighbouring property would be sufficientlyremoved from the proposed development and as such, would not be adversely impacted by way of overbearing impact, loss of light, loss of privacy or overlooking. The proposed garage extension would be sited adjacent to the shared boundary with No.17 Cromwell Road. This neighbour would be mostly screened from the proposed development by existing boundary treatment. Whilst the proposal would protrude marginally above the existing shared boundary wall, it is not considered that this would result in an unacceptable loss of light or overbearing impact to this neighbour's residential amenity. Moreover, from an Officer's site visit, it would appear that No.17 sits at a higher level compared to No.16. Therefore, having regard to site levels and the differing orientation of the dwellings, it is not considered that the proposal would cause harm to the amenity of this neighbour by way of overlooking, a loss of light, overbearing impact or a loss of privacy. All other neighbouring properties are sufficiently separated from the proposed development and as such, would not be adversely impacted.
Whilst the application form refers to the provision of a garage parking space, it is not considered that the internal dimensions of the proposal would create a workable parking space. Nevertheless, it is not considered that the proposal would impact the availability of parking provision on site, with ample space to the front driveway maintained. Therefore, on the basis of the scale and nature of the development, it is considered that adequate parking has been retained.
The Tree and Landscape Officer was consulted on this application and has no objections. Barton-le-Clay Parish Council stated that they have no issues with the location of the new garage extension but felt that there was some confusion regarding the proposed layout, with the main doors appearing to be at the back of the building, into the garden, rather than access for a vehicle at the front. Therefore, the Parish Council is unable to comment on the application. To clarify this confusion, the proposal would comprise of metal garage doors to the front and rear. As outlined in the report, it is not considered that the design of the proposed extension would impact the character and appearance of the area or levels of parking and highway safety.
The application was subject to public consultation. One representation was received in support of the application.
In light of the foregoing, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF. |
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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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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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