| Informative Notes: | | 1
)Reasons For Granting
The property is a two storey detached dwelling located on Windmill Road in Flitwick. The proposal consists of a first floor extension above an existing ground floor converted garage. The proposal would measure a width of 2.5m, a depth of 7.35m, and would have an overall eaves height of 5.1m, and a highest point of 7.3m.
Furthermore, the proposal would also consist of the removal of a front porch to create a new front porch and canopy to span the extent of the principal elevation (8.3m) and extend 2m from the front elevation. In addition, the proposed front extension would contain a mono-pitched roof measuring an eaves height of 2.2m, and a highest point of 3.6m.
Further amendments have been made to the proposal in order to set the first floor extension down from the ridge of the main dwellinghouse, in order to comply with the guidance noted within Section 11 of the Central Bedfordshire Design Guide. It should be noted that the extension is not set 1m from the property boundary, however as there would be no potential for a terracing impact and considering the separation between the proposal and the neighbour, the proposal has not been amended to show a 1m separation.
The proposed first floor side and single storey front extensions would be highly visible additions within the streetscene of Windmill Road. However, it is noted the several properties within the vicinity of the application site (notably 3 and 4 Windmill Road) have previously benefited from two storey side extensions. Furthermore, these properties have also benefited from single storey front projections. Therefore, the proposals within this application are not considered to be at odds with the existing grain and pattern of development.
Overall, it is considered that the proposals would not lead to any detrimental impacts on the character and appearance of the surrounding area.
The first floor extension would face towards two neighbouring properties (41 and 43 High Street). It is noted that the proposal would not comprise of any first floor fenestration, so there would be no mutual overlooking concerns. A ground floor window is proposed, however this would be obscurely glazed, and concealed from these adjacent properties by an existing boundary treatment.
The proposals would be obscured from the other adjacent neighbour (1a Windmill Road) by the bulk of the main dwellinghouse, and thus would not lead to any material impacts on the amenities of this neighbour.
All other properties would be sufficiently separated from the application site for there to be any material impacts.
The proposals would not lead to any additional bedrooms on the application site, and although the proposed front extension would extend further into the hard standing to the front of the property, due to the modest nature of the front extension, it is considered that adequate parking provision has been maintained. Therefore, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Flitwick Town Council were consulted on this application and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is considered that the application would not lead to any detrimental impacts on the character and appearance of the surrounding streetscene. Furthermore, the proposal would not lead to any detrimental impacts on the residential amenities of neighbouring properties. This application is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, and the Central Bedfordshire Design Guide.Reasons For Granting
The property is a two storey detached dwelling located on Windmill Road in Flitwick. The proposal consists of a first floor extension above an existing ground floor converted garage. The proposal would measure a width of 2.5m, a depth of 7.35m, and would have an overall eaves height of 5.1m, and a highest point of 7.3m.
Furthermore, the proposal would also consist of the removal of a front porch to create a new front porch and canopy to span the extent of the principal elevation (8.3m) and extend 2m from the front elevation. In addition, the proposed front extension would contain a mono-pitched roof measuring an eaves height of 2.2m, and a highest point of 3.6m.
Further amendments have been made to the proposal in order to set the first floor extension down from the ridge of the main dwellinghouse, in order to comply with the guidance noted within Section 11 of the Central Bedfordshire Design Guide. It should be noted that the extension is not set 1m from the property boundary, however as there would be no potential for a terracing impact and considering the separation between the proposal and the neighbour, the proposal has not been amended to show a 1m separation.
The proposed first floor side and single storey front extensions would be highly visible additions within the streetscene of Windmill Road. However, it is noted the several properties within the vicinity of the application site (notably 3 and 4 Windmill Road) have previously benefited from two storey side extensions. Furthermore, these properties have also benefited from single storey front projections. Therefore, the proposals within this application are not considered to be at odds with the existing grain and pattern of development.
Overall, it is considered that the proposals would not lead to any detrimental impacts on the character and appearance of the surrounding area.
The first floor extension would face towards two neighbouring properties (41 and 43 High Street). It is noted that the proposal would not comprise of any first floor fenestration, so there would be no mutual overlooking concerns. A ground floor window is proposed, however this would be obscurely glazed, and concealed from these adjacent properties by an existing boundary treatment.
The proposals would be obscured from the other adjacent neighbour (1a Windmill Road) by the bulk of the main dwellinghouse, and thus would not lead to any material impacts on the amenities of this neighbour.
All other properties would be sufficiently separated from the application site for there to be any material impacts.
The proposals would not lead to any additional bedrooms on the application site, and although the proposed front extension would extend further into the hard standing to the front of the property, due to the modest nature of the front extension, it is considered that adequate parking provision has been maintained. Therefore, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Flitwick Town Council were consulted on this application and raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is considered that the application would not lead to any detrimental impacts on the character and appearance of the surrounding streetscene. Furthermore, the proposal would not lead to any detrimental impacts on the residential amenities of neighbouring properties. This application is therefore in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, and the Central Bedfordshire Design Guide. |
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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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