| Informative Notes: | | 1
)Reasons for granting
The application site is 179 Bideford Green, Linslade, Leighton Buzzard. The host dwelling is a link-detached dwelling and is surrounded by dwellings with a similar design.
The proposed development would include the erection of a single storey rear extension, rear facade alterations floor plan redesign, internal alterations and all associated works.
The proposed single storey rear extension would be replacing an existing conservatory which is proposed to be demolished as part of this application. Whilst the proposal would be sited to the rear of the host dwelling, the side flank wall would be partially visible along Bideford Green. The existing conservatory projects from the rear of the main dwellinghouse by some 3.2 metres and the proposed single storey rear extension would have an overall depth of some 3 metres. Given the rear extension would be marginally smaller in projection when compared to the conservatory and the proportionate scale and appropriate design of the proposal it is not considered that the proposal would give rise to unacceptable harm to the host dwelling or the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed single storey rear extension would be adequately separated from neighbouring dwellings: 5, 6, 7, 9 and 11 Dulverton Court. Therefore, due to the sufficient separation from the rear extension and the built form of these neighbours as well as the single storey nature of the proposal, it is not considered that the proposal would give rise to overbearingness, loss of light, loss of outlook, overlooking or loss of privacy concerns. With regards to No. 180 Bideford Green, the proposed development would be sited adjacent to the shared boundary of this neighbour. However, due to the staggered nature between the host dwelling and No. 180 in that No. 179 is set back from No. 180 Bideford Green by some 3.4 metres as well as the modest projection of the rear extension it is not considered that the proposal would give rise to a detrimental impact to the amenities of this neighbour. Neighbouring dwellings numbers: 130, 131 and 132 Bideford Green would be sited to the side / rear boundary of the application site and would be sufficiently separated by some 8.4 metres from the shared side / rear boundary and there would be a further separation from the nearest built form of these neighbours. Moreover, due to the proposal single storey nature it is not considered that it would result in an unacceptable harm to the amenities of these neighbours.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Council's Tree and Landscape was consulted on the application and commented that the proposal would remove a short section of tall beech hedging, made up of closely spaced individual tree stems typical of hedgerow spacing. However, the Tree and Landscape Officer pointed out that the trees have limited landscape significance and their removal is of insufficient reason for me to raise any objection. However, the Tree and Landscape Officer requested a landscape condition to be imposed to the application that can utilise the strip of ground situated alongside the front driveway mitigation of landscape loss. Whilst it is unwelcome that the proposal would include the removal of T1, T2 and T3 trees, given the proposal is for a domestic extension as well as having regard to the modest nature of the proposal it would be considered unreasonable to impose a landscape condition to the application. Therefore whilst it is acknowledged that the loss of green space is unwelcome, it is not considered that a viable reason for appending a landscape condition to the application could be sustained on this basis given that the proposed development relates to a domestic extension.
Leighton-Linslade Town Council resolved to recommend to Central Bedfordshire Council that no objection be made to the application.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting
The application site is 179 Bideford Green, Linslade, Leighton Buzzard. The host dwelling is a link-detached dwelling and is surrounded by dwellings with a similar design.
The proposed development would include the erection of a single storey rear extension, rear facade alterations floor plan redesign, internal alterations and all associated works.
The proposed single storey rear extension would be replacing an existing conservatory which is proposed to be demolished as part of this application. Whilst the proposal would be sited to the rear of the host dwelling, the side flank wall would be partially visible along Bideford Green. The existing conservatory projects from the rear of the main dwellinghouse by some 3.2 metres and the proposed single storey rear extension would have an overall depth of some 3 metres. Given the rear extension would be marginally smaller in projection when compared to the conservatory and the proportionate scale and appropriate design of the proposal it is not considered that the proposal would give rise to unacceptable harm to the host dwelling or the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed single storey rear extension would be adequately separated from neighbouring dwellings: 5, 6, 7, 9 and 11 Dulverton Court. Therefore, due to the sufficient separation from the rear extension and the built form of these neighbours as well as the single storey nature of the proposal, it is not considered that the proposal would give rise to overbearingness, loss of light, loss of outlook, overlooking or loss of privacy concerns. With regards to No. 180 Bideford Green, the proposed development would be sited adjacent to the shared boundary of this neighbour. However, due to the staggered nature between the host dwelling and No. 180 in that No. 179 is set back from No. 180 Bideford Green by some 3.4 metres as well as the modest projection of the rear extension it is not considered that the proposal would give rise to a detrimental impact to the amenities of this neighbour. Neighbouring dwellings numbers: 130, 131 and 132 Bideford Green would be sited to the side / rear boundary of the application site and would be sufficiently separated by some 8.4 metres from the shared side / rear boundary and there would be a further separation from the nearest built form of these neighbours. Moreover, due to the proposal single storey nature it is not considered that it would result in an unacceptable harm to the amenities of these neighbours.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Council's Tree and Landscape was consulted on the application and commented that the proposal would remove a short section of tall beech hedging, made up of closely spaced individual tree stems typical of hedgerow spacing. However, the Tree and Landscape Officer pointed out that the trees have limited landscape significance and their removal is of insufficient reason for me to raise any objection. However, the Tree and Landscape Officer requested a landscape condition to be imposed to the application that can utilise the strip of ground situated alongside the front driveway mitigation of landscape loss. Whilst it is unwelcome that the proposal would include the removal of T1, T2 and T3 trees, given the proposal is for a domestic extension as well as having regard to the modest nature of the proposal it would be considered unreasonable to impose a landscape condition to the application. Therefore whilst it is acknowledged that the loss of green space is unwelcome, it is not considered that a viable reason for appending a landscape condition to the application could be sustained on this basis given that the proposed development relates to a domestic extension.
Leighton-Linslade Town Council resolved to recommend to Central Bedfordshire Council that no objection be made to the application.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
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)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. |
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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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)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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