| Informative Notes: | | 1
)Reasons for Granting
The application site comprises of a two-storey, semi-detached dwellinghouse in Caddington. 37 Fairgreen 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 part two storey, part single storey side and rear extensions with velux roof windows and associated internal alterations following demolition of a detached garage.
The dwelling is located within the 'Inset' boundary of Caddington. The Green Belt boundary is located to the rear (east) of the site. Section 8.6 of the Central Bedfordshire Local Plan states that 'Inset' Green Belt settlements are excluded from the Green Belt and the inner Green Belt boundary acts as a Settlement Envelope. This means that within these settlements normal planning policy and Policy SP7 applies (in this instance; development within settlement envelopes.)
The side aspect of the proposal would protrude approximately 1.46 metres beyond the southern side elevation of the dwellinghouse, with an overall depth of approximately 11.07 metres. To the rear, the proposal would protrude approximately 4.18 metres beyond the rear elevation of the existing single storey dining room extension with a width of approximately 5.98 metres.
At the first floor level, the proposal would protrude approximately 1.46 metres beyond the southern side elevation with an overall depth of approximately 8.8 metres. The proposed first floor rear aspect would have a width of approximately 5.98 metres and depth of approximately 3.98 metres.
Due to the projection of the side aspect of the extension, the proposal would be visible to the streetscene of Fairgreen Road. However, it is acknowledged that the extension is of a modest width and would be sufficiently set back from the front elevation and public highway and achieves a considerable set down to the main ridge in accordance with Chapter 11 of the Central Bedfordshire Design Guide. The proposed rear aspect would be less perceptible from Fairgreen Road. The first floor aspect of the proposal would comprise of a rear gable end that would be set down from the main ridge. Overall, the proposal would achieve the required level of subservience in accordance with the Design Guidance.
The proposed development would be of a considerable scale and would be situated adjacent to the shared boundary line with No.35, with no 1 metre separation achieved from the common boundary at the first floor level. However, it is acknowledged that the proposal would replicate the scale, style and design of the existing single and two storey extensions at adjoining neighbouring property No.35, which are also situated adjacent to the common boundary at both the ground and first floor. Similarly, a two-storey rear extension with rear gable is also evidenced at Nos. 31 and 33 Fairgreen Road. Therefore, on balance, it is considered that the existing level and pattern of development within the streetscene forms a material consideration which weighs in favour of this application.
No neighbouring properties adjoin the application site to the rear. To the south, the application site shares a boundary with No.39 Fairgreen Road. The dwellings are separated from each other by their respective driveways. Whilst the proposal would be of a considerable depth and introduce a greater level of built form close to the shared boundary line, it is acknowledged that the proposal would achieve a 1 metre separation distance from the common boundary, and would be sited approximately 4.23 metres from the north side elevation of this neighbouring property. Whilst of a single storey nature, No.39 benefits from a garage on the shared boundary line alike to the existing garage to be demolished at No.37. Therefore, there is an existing level of built form along the boundary line. Overall, considering the scale and siting of the proposal and its proximity to No.39, it is not considered that the proposal would result in an unacceptable loss of light, loss of outlook or overbearing impact.
In respect of overlooking and a loss of privacy, the proposal would insert one fenestration at the ground floor level and one at the first floor in the south side elevation facing No.39. The ground floor window would serve a WC and in the interests of the amenity of this neighbouring property, it is considered reasonable to condition that this window be obscure glazed. The proposed first floor window would serve a bedroom. There are no fenestrations at the first floor level in the adjacent side elevation at No.39. However, due to the siting of the proposed extension, the window would overlook this neighbour's garden amenity, resulting in an unacceptable loss of privacy. However, it is considered that this matter can be overcome by way of condition, which would ensure that the window is fitted with obscure glazing. There would be no restrictions imposed to ensure the window is fixed shut.
The proposal shares a boundary and forms a semi-detached pair with No.35 to the north. The proposed development would not protrude beyond the built form of the existing rear extensions at No.35, at both the ground and first floor level. By virtue of its scale, design and siting, it is not considered that the proposal would result in an unacceptable impact on this neighbouring property by way of loss of light, overbearing impact, loss of privacy or overlooking concerns.
The number of bedrooms at the property would increase from two to three as a result of the proposed development. In accordance with the Parking Standards for New Developments, a three-bedroom property requires two off-road parking spaces. The proposal would result in the demolition of an existing detached garage. However, due to its dimensions, it is not considered to constitute a car parking space. Nevetheless, whilst not shown on the proposed block plan, it is considered that the existing driveway provides ample parking provision to accommodate two off-road parking spaces in accordance with the SPD. Therefore, on the basis of the scale and nature of the development, adequate parking has been retained.
No objections were received from the Ecologist or Rights of Way Officer. Similarly, no objection was received from Caddington Parish Council. Natural England were consulted on this application but no comments were received.
The application was subject to public consultation in which no comments were received.
In conclusion, the proposed development would accord with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, the Parking for New Developments SPD and Section 12 of the NPPF.Reasons for Granting
The application site comprises of a two-storey, semi-detached dwellinghouse in Caddington. 37 Fairgreen 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 part two storey, part single storey side and rear extensions with velux roof windows and associated internal alterations following demolition of a detached garage.
The dwelling is located within the 'Inset' boundary of Caddington. The Green Belt boundary is located to the rear (east) of the site. Section 8.6 of the Central Bedfordshire Local Plan states that 'Inset' Green Belt settlements are excluded from the Green Belt and the inner Green Belt boundary acts as a Settlement Envelope. This means that within these settlements normal planning policy and Policy SP7 applies (in this instance; development within settlement envelopes.)
The side aspect of the proposal would protrude approximately 1.46 metres beyond the southern side elevation of the dwellinghouse, with an overall depth of approximately 11.07 metres. To the rear, the proposal would protrude approximately 4.18 metres beyond the rear elevation of the existing single storey dining room extension with a width of approximately 5.98 metres.
At the first floor level, the proposal would protrude approximately 1.46 metres beyond the southern side elevation with an overall depth of approximately 8.8 metres. The proposed first floor rear aspect would have a width of approximately 5.98 metres and depth of approximately 3.98 metres.
Due to the projection of the side aspect of the extension, the proposal would be visible to the streetscene of Fairgreen Road. However, it is acknowledged that the extension is of a modest width and would be sufficiently set back from the front elevation and public highway and achieves a considerable set down to the main ridge in accordance with Chapter 11 of the Central Bedfordshire Design Guide. The proposed rear aspect would be less perceptible from Fairgreen Road. The first floor aspect of the proposal would comprise of a rear gable end that would be set down from the main ridge. Overall, the proposal would achieve the required level of subservience in accordance with the Design Guidance.
The proposed development would be of a considerable scale and would be situated adjacent to the shared boundary line with No.35, with no 1 metre separation achieved from the common boundary at the first floor level. However, it is acknowledged that the proposal would replicate the scale, style and design of the existing single and two storey extensions at adjoining neighbouring property No.35, which are also situated adjacent to the common boundary at both the ground and first floor. Similarly, a two-storey rear extension with rear gable is also evidenced at Nos. 31 and 33 Fairgreen Road. Therefore, on balance, it is considered that the existing level and pattern of development within the streetscene forms a material consideration which weighs in favour of this application.
No neighbouring properties adjoin the application site to the rear. To the south, the application site shares a boundary with No.39 Fairgreen Road. The dwellings are separated from each other by their respective driveways. Whilst the proposal would be of a considerable depth and introduce a greater level of built form close to the shared boundary line, it is acknowledged that the proposal would achieve a 1 metre separation distance from the common boundary, and would be sited approximately 4.23 metres from the north side elevation of this neighbouring property. Whilst of a single storey nature, No.39 benefits from a garage on the shared boundary line alike to the existing garage to be demolished at No.37. Therefore, there is an existing level of built form along the boundary line. Overall, considering the scale and siting of the proposal and its proximity to No.39, it is not considered that the proposal would result in an unacceptable loss of light, loss of outlook or overbearing impact.
In respect of overlooking and a loss of privacy, the proposal would insert one fenestration at the ground floor level and one at the first floor in the south side elevation facing No.39. The ground floor window would serve a WC and in the interests of the amenity of this neighbouring property, it is considered reasonable to condition that this window be obscure glazed. The proposed first floor window would serve a bedroom. There are no fenestrations at the first floor level in the adjacent side elevation at No.39. However, due to the siting of the proposed extension, the window would overlook this neighbour's garden amenity, resulting in an unacceptable loss of privacy. However, it is considered that this matter can be overcome by way of condition, which would ensure that the window is fitted with obscure glazing. There would be no restrictions imposed to ensure the window is fixed shut.
The proposal shares a boundary and forms a semi-detached pair with No.35 to the north. The proposed development would not protrude beyond the built form of the existing rear extensions at No.35, at both the ground and first floor level. By virtue of its scale, design and siting, it is not considered that the proposal would result in an unacceptable impact on this neighbouring property by way of loss of light, overbearing impact, loss of privacy or overlooking concerns.
The number of bedrooms at the property would increase from two to three as a result of the proposed development. In accordance with the Parking Standards for New Developments, a three-bedroom property requires two off-road parking spaces. The proposal would result in the demolition of an existing detached garage. However, due to its dimensions, it is not considered to constitute a car parking space. Nevetheless, whilst not shown on the proposed block plan, it is considered that the existing driveway provides ample parking provision to accommodate two off-road parking spaces in accordance with the SPD. Therefore, on the basis of the scale and nature of the development, adequate parking has been retained.
No objections were received from the Ecologist or Rights of Way Officer. Similarly, no objection was received from Caddington Parish Council. Natural England were consulted on this application but no comments were received.
The application was subject to public consultation in which no comments were received.
In conclusion, the proposed development would accord with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, the Parking for New Developments SPD and Section 12 of the NPPF. |
| 2
)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. |
| 3
)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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)The applicant is advised 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 adviceThe applicant is advised 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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)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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