| Informative Notes: | | 1
)Reasons for Granting:
The application site relates to a two-storey, detached dwelling located on a corner to the eastern side of Stableford Road in Wixams. The site comprises of the main dwelling, its residential curtilage and a detached garage building to the north of the site. Planning permission is sought for the erection of a single storey side/rear infill extension. The extension would measure approximately 4.6m in depth and 4.9m in width, aligning with the existing rear and side walls of the property to infill the 'L' footprint of the property. The extension would have a flat roof measuring approximately 2.8m in height and would include a large roof light. There would be glazed bi-fold doors within the rear elevation of the extension. The extension is proposed to be finished in matching brickwork with white uPVC fenestration to match the materials of the main dwelling.
Stableford Road comprises of two-storey detached and semi-detached dwellings of varied scale but with elements of design uniformity such as the use of materials and fenestration as it forms part of a new housing development. As it is a new housing development, surrounding properties do not appear to have been extended beyond their original built form and so there are no examples of similar extensions in the immediate vicinity. However, having regard of the modest single-storey scale of the extension and that it would be finished in matching materials that complement the existing building, it is not considered that the extension would appear out of character with the surrounding area. Part of the garden area faces Stableford Road, however, given the low profile of the extension and that it would be tucked to the side of the existing two-storey projection, the extension would not be widely visible within the street scene of Stableford Road. The property is set within a relatively small plot for a four-bedroom dwelling and the extension would further reduce the current garden space, however, this is not considered to be of the extent that would result in the harmful overdevelopment of the plot. Overall, the proposal is considered to have an acceptable impact on the visual character of the surrounding area.
The proposed extension includes the addition of glazed bi-fold doors within the rear elevation, however, given the existing high level boundary wall surrounding the rear garden area of this property, it is considered that views across to neighbouring properties and their private amenity spaces would be adequately screened by this existing boundary treatment. The extension would also have a large rooflight, however, this would not provide direct views towards any openings within neighbouring properties. As such, the proposed extension is not considered to give rise to any harmful overlooking or a loss of privacy for occupiers of adjacent properties of 7 and 11 Stableford Road, nor any other surrounding properties.
Having regard of the single-storey height of the proposed extension (approx. 2.8m) and the separation gap of approximately 7.5m to the neighbouring dwelling to the east (11 Stableford Road) and separated by the intervening built form of the neighbouring garage, it is not considered that any harmful overbearing impact or loss of light would arise for occupiers of this adjacent property. Similarly, given the separation distance of 12m to the flank wall of 7 Stableford Road and its single storey scale, the extension is not considered to result in any adverse loss of light or overbearing impact for occupiers of this property and any impact would also be further alleviated by the presence of the garage in between. As such, the proposed extension is not considered to give rise to any undue loss of light or overbearing impact for occupiers of 7 and 11 Stableford Road, nor any other surrounding properties.
The extension would result in the enlargement of the ground floor living space and does not involve the provision of any additional bedrooms within the property. Given that no additional bedrooms would be accommodated, the proposal would not be considered to represent increased parking demand that would require additional parking provision to be demonstrated. The proposal would also not affect the existing parking or access arrangements at the site and would therefore be acceptable in terms of parking and highway safety.
Occupiers of neighbouring properties and Houghton Conquest Parish Council have been consulted on this application. The Parish Council have raised no objections to the proposal and only one comment from a neighbour has been received writing in support of the proposed extension.
Overall, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD, and Section 12 of the National Planning Policy Framework (2024).Reasons for Granting:
The application site relates to a two-storey, detached dwelling located on a corner to the eastern side of Stableford Road in Wixams. The site comprises of the main dwelling, its residential curtilage and a detached garage building to the north of the site. Planning permission is sought for the erection of a single storey side/rear infill extension. The extension would measure approximately 4.6m in depth and 4.9m in width, aligning with the existing rear and side walls of the property to infill the 'L' footprint of the property. The extension would have a flat roof measuring approximately 2.8m in height and would include a large roof light. There would be glazed bi-fold doors within the rear elevation of the extension. The extension is proposed to be finished in matching brickwork with white uPVC fenestration to match the materials of the main dwelling.
Stableford Road comprises of two-storey detached and semi-detached dwellings of varied scale but with elements of design uniformity such as the use of materials and fenestration as it forms part of a new housing development. As it is a new housing development, surrounding properties do not appear to have been extended beyond their original built form and so there are no examples of similar extensions in the immediate vicinity. However, having regard of the modest single-storey scale of the extension and that it would be finished in matching materials that complement the existing building, it is not considered that the extension would appear out of character with the surrounding area. Part of the garden area faces Stableford Road, however, given the low profile of the extension and that it would be tucked to the side of the existing two-storey projection, the extension would not be widely visible within the street scene of Stableford Road. The property is set within a relatively small plot for a four-bedroom dwelling and the extension would further reduce the current garden space, however, this is not considered to be of the extent that would result in the harmful overdevelopment of the plot. Overall, the proposal is considered to have an acceptable impact on the visual character of the surrounding area.
The proposed extension includes the addition of glazed bi-fold doors within the rear elevation, however, given the existing high level boundary wall surrounding the rear garden area of this property, it is considered that views across to neighbouring properties and their private amenity spaces would be adequately screened by this existing boundary treatment. The extension would also have a large rooflight, however, this would not provide direct views towards any openings within neighbouring properties. As such, the proposed extension is not considered to give rise to any harmful overlooking or a loss of privacy for occupiers of adjacent properties of 7 and 11 Stableford Road, nor any other surrounding properties.
Having regard of the single-storey height of the proposed extension (approx. 2.8m) and the separation gap of approximately 7.5m to the neighbouring dwelling to the east (11 Stableford Road) and separated by the intervening built form of the neighbouring garage, it is not considered that any harmful overbearing impact or loss of light would arise for occupiers of this adjacent property. Similarly, given the separation distance of 12m to the flank wall of 7 Stableford Road and its single storey scale, the extension is not considered to result in any adverse loss of light or overbearing impact for occupiers of this property and any impact would also be further alleviated by the presence of the garage in between. As such, the proposed extension is not considered to give rise to any undue loss of light or overbearing impact for occupiers of 7 and 11 Stableford Road, nor any other surrounding properties.
The extension would result in the enlargement of the ground floor living space and does not involve the provision of any additional bedrooms within the property. Given that no additional bedrooms would be accommodated, the proposal would not be considered to represent increased parking demand that would require additional parking provision to be demonstrated. The proposal would also not affect the existing parking or access arrangements at the site and would therefore be acceptable in terms of parking and highway safety.
Occupiers of neighbouring properties and Houghton Conquest Parish Council have been consulted on this application. The Parish Council have raised no objections to the proposal and only one comment from a neighbour has been received writing in support of the proposed extension.
Overall, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD, and Section 12 of the National Planning Policy Framework (2024). |
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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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