| Informative Notes: | | 1
)Reasons for granting:
The site is a 1970's detached two storey dwelling with a staggered two storey front elevation and a single storey flat roofed front double garage projection. It is constructed of brick with painted render at first floor and tiled roof.
The proposal is for the erection of a front part single, part two storey extension. Partial internal garage conversion. The proposed development is broadly similar to that which was refused in under ref: CB/24/00472/FULL and dismissed at appeal in September 2024 (the 2024 appeal) but the size and design of the extension has been amended. The 2024 scheme was refused on the grounds of harmful visual impact and harm to the protected tree to the front of the site.
Although the proposed two storey part of the extension will be wider and slightly taller, the design is more traditional in appearance and in keeping with the dwelling itself. It would be higher than the existing dual pitched roof which is set down but still slightly subservient to the main ridge. Given its shallow pitch and set back this increase in height would be minimal in the streetscene. It would retain the existing roof form and would not protrude beyond the existing first floor element of the dwelling. The ground floor part has been slightly reduced in depth and the overhang removed. Materials are to match the existing dwelling and can be conditioned. As such it will not result in any harm to the character and appearance of the area.
The proposal, due to its siting and positioning of windows would not give rise to mutual overlooking concerns. All new windows would be on the front of the property facing the street. Rooflights would be high level. As noted above, the two storey element will now be greater in width and height than the 2024 appeal, but it will now be set back slightly from the existing first floor element and also from the nearest part of the front elevation of No 24 Ivel Road. As previously, the ground floor element will still project forward of No 24, but will be slightly less in depth. It is noted that No 24 has a ground floor opening on its side elevation. With regards to the bulk of the extension and the impact on number 24 by way of loss of light and outlook, loss of amenity will be minimal given the distances and relationships involved and the offset of approx 1m from the boundary. The proposed extension will be on the other side of the dwelling away from No 28 Ivel Road and as such no loss of amenity for No 28 will occur. No other surrounding properties would be affected given the distances and relationships involved.
The proposal will remain a three bedroom property. A small element of the garage will be converted to link into the proposed extension, however, one space will remain in the garage on a 'like for like' basis with two spaces on the driveway. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The proposed site has a Tree Preservation Order affecting the tree within the front garden. The appeal was against the TPO tree along the frontage and the impact on this. This reason was dismissed at appeal. The footprint of the extension is 0.65m less then the 2024 appeal. An Arboricultural Impact Assessment and Tree Protection Plan has been submitted in support of the application. The Tree Officer has stated that the relationship of the new extension with the protected tree does create significant concerns, nevertheless it is accepted the mitigation measures are workable. Given that suitable protection for the trees on site has been shown suitably worded conditions can be attached. Although the Tree Officer suggests a condition be attached to require details of who shall carry out the works this is not considered necessary as the measures will need to be adhered to as approved.
Neighbouring properties have been consulted on the application and no comments have been received. The Archaeology Officer has no objection to the proposal. Biggleswade Town Council were consulted and have no objection subject to consultation neighbours and consideration of their comments. The Town Council would however like that the Tree and Landscape Officers concerns are closely noted. As noted above the tree mitigation measures can be conditioned.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T3 and EE4 of the Adopted Central Bedfordshire Local Plan (2021), Policies BPD3 and BGS1 of the Adopted Biggleswade Neighbourhood Plan (2022), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Sections 12 and 15 of the NPPF (2024).Reasons for granting:
The site is a 1970's detached two storey dwelling with a staggered two storey front elevation and a single storey flat roofed front double garage projection. It is constructed of brick with painted render at first floor and tiled roof.
The proposal is for the erection of a front part single, part two storey extension. Partial internal garage conversion. The proposed development is broadly similar to that which was refused in under ref: CB/24/00472/FULL and dismissed at appeal in September 2024 (the 2024 appeal) but the size and design of the extension has been amended. The 2024 scheme was refused on the grounds of harmful visual impact and harm to the protected tree to the front of the site.
Although the proposed two storey part of the extension will be wider and slightly taller, the design is more traditional in appearance and in keeping with the dwelling itself. It would be higher than the existing dual pitched roof which is set down but still slightly subservient to the main ridge. Given its shallow pitch and set back this increase in height would be minimal in the streetscene. It would retain the existing roof form and would not protrude beyond the existing first floor element of the dwelling. The ground floor part has been slightly reduced in depth and the overhang removed. Materials are to match the existing dwelling and can be conditioned. As such it will not result in any harm to the character and appearance of the area.
The proposal, due to its siting and positioning of windows would not give rise to mutual overlooking concerns. All new windows would be on the front of the property facing the street. Rooflights would be high level. As noted above, the two storey element will now be greater in width and height than the 2024 appeal, but it will now be set back slightly from the existing first floor element and also from the nearest part of the front elevation of No 24 Ivel Road. As previously, the ground floor element will still project forward of No 24, but will be slightly less in depth. It is noted that No 24 has a ground floor opening on its side elevation. With regards to the bulk of the extension and the impact on number 24 by way of loss of light and outlook, loss of amenity will be minimal given the distances and relationships involved and the offset of approx 1m from the boundary. The proposed extension will be on the other side of the dwelling away from No 28 Ivel Road and as such no loss of amenity for No 28 will occur. No other surrounding properties would be affected given the distances and relationships involved.
The proposal will remain a three bedroom property. A small element of the garage will be converted to link into the proposed extension, however, one space will remain in the garage on a 'like for like' basis with two spaces on the driveway. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The proposed site has a Tree Preservation Order affecting the tree within the front garden. The appeal was against the TPO tree along the frontage and the impact on this. This reason was dismissed at appeal. The footprint of the extension is 0.65m less then the 2024 appeal. An Arboricultural Impact Assessment and Tree Protection Plan has been submitted in support of the application. The Tree Officer has stated that the relationship of the new extension with the protected tree does create significant concerns, nevertheless it is accepted the mitigation measures are workable. Given that suitable protection for the trees on site has been shown suitably worded conditions can be attached. Although the Tree Officer suggests a condition be attached to require details of who shall carry out the works this is not considered necessary as the measures will need to be adhered to as approved.
Neighbouring properties have been consulted on the application and no comments have been received. The Archaeology Officer has no objection to the proposal. Biggleswade Town Council were consulted and have no objection subject to consultation neighbours and consideration of their comments. The Town Council would however like that the Tree and Landscape Officers concerns are closely noted. As noted above the tree mitigation measures can be conditioned.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T3 and EE4 of the Adopted Central Bedfordshire Local Plan (2021), Policies BPD3 and BGS1 of the Adopted Biggleswade Neighbourhood Plan (2022), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Sections 12 and 15 of the NPPF (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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