| Informative Notes: | | 1
)Reasons for granting
The application site is a detached two-storey dwelling located on Princes Street, Toddington. No. 43 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design and scale. The proposal consists of the erection of a single-storey rear extension with a pitched roof and two rooflights, also included is a garage conversion which will see the installation of a front bay window. The rear extension would have a proposed width of approximately 8.8 metres, a depth of 2.1 metres, an eaves height of 2.6 metres and a maximum height of 3.5 metres. The garage conversion and installation of a front bay window would see a forward extension of approximately 0.3 metres with a width of 1.8 metres and maximum height of 2.4 metres.
The rear extension, due to its limited depth, would result in a modest increase in footprint of approximately 18.8m2. In addition to this, as the extension would be single storey and the property has a large garden, the proposal would be considered proportionate to the host dwelling and would not dominate the plot. The rear extension would be not visible within the street scene, however, the conversion of the garage and installation of the bay window would be. The works to the front of the dwelling would be considered minor alterations that would not a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area, and is in accordance with Policies HQ1of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension would be separated from the boundary with the nearest neighbouring property, 45 Princes Street, by approximately 1 metre and 4.4 metres to the property itself. Due to this separation, it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 41 Princes Street, is further separated from the rear extension with a separation distance to the shared boundary of 1.2 metres and 4.1 metres to the property itself. Due to this separation, it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed rear extension for there to be any material impact. There are no privacy concerns regarding the installation of the rooflights as they do not directly face a neighbouring property. The alterations to the front of the property would be visible from a number of properties on Princes Street, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal does not lead to any additional bedrooms but would see the removal of an onsite parking space through the garage conversion, however, it has been demonstrated that sufficient space has been retained on the driveway to facilitate four parking spaces, Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Toddington Parish Council were consulted as part of this application and raised no objection. The application was also subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting
The application site is a detached two-storey dwelling located on Princes Street, Toddington. No. 43 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design and scale. The proposal consists of the erection of a single-storey rear extension with a pitched roof and two rooflights, also included is a garage conversion which will see the installation of a front bay window. The rear extension would have a proposed width of approximately 8.8 metres, a depth of 2.1 metres, an eaves height of 2.6 metres and a maximum height of 3.5 metres. The garage conversion and installation of a front bay window would see a forward extension of approximately 0.3 metres with a width of 1.8 metres and maximum height of 2.4 metres.
The rear extension, due to its limited depth, would result in a modest increase in footprint of approximately 18.8m2. In addition to this, as the extension would be single storey and the property has a large garden, the proposal would be considered proportionate to the host dwelling and would not dominate the plot. The rear extension would be not visible within the street scene, however, the conversion of the garage and installation of the bay window would be. The works to the front of the dwelling would be considered minor alterations that would not a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area, and is in accordance with Policies HQ1of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension would be separated from the boundary with the nearest neighbouring property, 45 Princes Street, by approximately 1 metre and 4.4 metres to the property itself. Due to this separation, it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 41 Princes Street, is further separated from the rear extension with a separation distance to the shared boundary of 1.2 metres and 4.1 metres to the property itself. Due to this separation, it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed rear extension for there to be any material impact. There are no privacy concerns regarding the installation of the rooflights as they do not directly face a neighbouring property. The alterations to the front of the property would be visible from a number of properties on Princes Street, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal does not lead to any additional bedrooms but would see the removal of an onsite parking space through the garage conversion, however, it has been demonstrated that sufficient space has been retained on the driveway to facilitate four parking spaces, Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Toddington Parish Council were consulted as part of this application and raised no objection. The application was also subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
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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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)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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)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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