| Informative Notes: | | 1
)Reasons For Granting,
The property is a semi-detached bungalow located on Holmewood Road in Greenfield. The proposal consists of a single storey rear and side extension, and a loft conversion with a single rear and front dormer, alongside a single rooflight on both the front and rear elevations. An existing garage and rear conservatory would be demolished on the application site to make room for the extension. Furthermore, a front canopy is also proposed above the front door, which would not extend beyond the existing principal elevation.
The original proposal submitted within this application was considered to be unacceptable due to the bulk and massing of the proposal leading to an overbearing impact on the host dwelling. However, through discussion with the agent, further amendments have been made to the scheme, including the set down of the dormers from the ridge height (by some 0.5m), the removal of a front dormer and two rear dormers, as well as the reduction in size of the rear extension (from 6.6m to 5m in depth).
The proposed rear extension and three rear dormers would not be visible to the streetscene, however the proposed side extension and the front dormer and rooflight would be visible features within the streetscene of Holmewood Road. Although dormers are not a notable feature along Holmewood Road, the individual dormers and set down nature of the proposal would reduce the impact of their location on the streetscene. Furthermore, it is noted that a notable extension of a substantial size is currently located on the adjacent neighbouring site, therefore it is considered that the proposal would not be at odds with the grain and pattern of development. Overall, this proposal would not lead to any detrimental harm to the character of the surrounding area.
The proposal would be set off the boundary with the adjacent neighbouring property (7 Holmewood Road), by 1m (approx.). Two windows are proposed along flank of the rear extension to serve a dining area. Although boundary treatment in the form of a fenceline would partially screen these windows, their location within notable proximity of the boundary may lead to a potential overlooking impact on this adjacent neighbour. As these windows serve a dining room which benefits from other fenestrations and velux rooflights, a condition has been attached to the decision notice to obscurely glaze and fix shut these windows facing this adjacent neighbour.
Overall, although the extension is noted to be of a substantial size, existing rear projections on the application site, as well as boundary treatment between the two properties would negate any overbearing impacts on this adjacent neighbour.
The proposal would be set off the boundary with the other adjacent neighbour (5 Holmewood Road). The removal of a garage on the site to make room for this proposal would remove built form within proximity to this neighbour. Therefore, this proposal would not lead to any loss of light or loss of privacy on this adjacent neighbouring property.
All other properties are considered sufficiently separated form the application site for there to be any material impact.
The proposal would lead to the creation of one additional bedroom, bringing the number of bedrooms on the application site to three. Under the Parking Standards for New Development SPD (2023), a three bedroom property would not require any additional spaces to be provided than the existing two bedroomed layout. Therefore adequate parking provision has been maintained and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Flitton, Greenfield and Pulloxhill Parish Council were consulted on this application and no objection was raised. This application was also subject to a public and neighbour consultation and representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would lead to any detrimental impacts on the character and appearance of the surrounding area, and would not lead to any detrimental harm to the residential amenities of neighbouring properties. Therefore, the proposal is considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide and the Flitton, Greenfield and Pulloxhill Neighbourhood Plan (2019-2035).Reasons For Granting,
The property is a semi-detached bungalow located on Holmewood Road in Greenfield. The proposal consists of a single storey rear and side extension, and a loft conversion with a single rear and front dormer, alongside a single rooflight on both the front and rear elevations. An existing garage and rear conservatory would be demolished on the application site to make room for the extension. Furthermore, a front canopy is also proposed above the front door, which would not extend beyond the existing principal elevation.
The original proposal submitted within this application was considered to be unacceptable due to the bulk and massing of the proposal leading to an overbearing impact on the host dwelling. However, through discussion with the agent, further amendments have been made to the scheme, including the set down of the dormers from the ridge height (by some 0.5m), the removal of a front dormer and two rear dormers, as well as the reduction in size of the rear extension (from 6.6m to 5m in depth).
The proposed rear extension and three rear dormers would not be visible to the streetscene, however the proposed side extension and the front dormer and rooflight would be visible features within the streetscene of Holmewood Road. Although dormers are not a notable feature along Holmewood Road, the individual dormers and set down nature of the proposal would reduce the impact of their location on the streetscene. Furthermore, it is noted that a notable extension of a substantial size is currently located on the adjacent neighbouring site, therefore it is considered that the proposal would not be at odds with the grain and pattern of development. Overall, this proposal would not lead to any detrimental harm to the character of the surrounding area.
The proposal would be set off the boundary with the adjacent neighbouring property (7 Holmewood Road), by 1m (approx.). Two windows are proposed along flank of the rear extension to serve a dining area. Although boundary treatment in the form of a fenceline would partially screen these windows, their location within notable proximity of the boundary may lead to a potential overlooking impact on this adjacent neighbour. As these windows serve a dining room which benefits from other fenestrations and velux rooflights, a condition has been attached to the decision notice to obscurely glaze and fix shut these windows facing this adjacent neighbour.
Overall, although the extension is noted to be of a substantial size, existing rear projections on the application site, as well as boundary treatment between the two properties would negate any overbearing impacts on this adjacent neighbour.
The proposal would be set off the boundary with the other adjacent neighbour (5 Holmewood Road). The removal of a garage on the site to make room for this proposal would remove built form within proximity to this neighbour. Therefore, this proposal would not lead to any loss of light or loss of privacy on this adjacent neighbouring property.
All other properties are considered sufficiently separated form the application site for there to be any material impact.
The proposal would lead to the creation of one additional bedroom, bringing the number of bedrooms on the application site to three. Under the Parking Standards for New Development SPD (2023), a three bedroom property would not require any additional spaces to be provided than the existing two bedroomed layout. Therefore adequate parking provision has been maintained and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Flitton, Greenfield and Pulloxhill Parish Council were consulted on this application and no objection was raised. This application was also subject to a public and neighbour consultation and representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would lead to any detrimental impacts on the character and appearance of the surrounding area, and would not lead to any detrimental harm to the residential amenities of neighbouring properties. Therefore, the proposal is considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide and the Flitton, Greenfield and Pulloxhill Neighbourhood Plan (2019-2035). |
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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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