| Informative Notes: | | 1
)Reasons for granting:
The application site is a two storey end of terrace, three bedroomed house located on the north side of Maple Close within a built up residential area of similar aged properties. The railway line lies to the east. The dwelling is constructed of brick and tile, with horizontal timber cladding at first floor on the front elevation. It has a single storey front forward projection with a monopitch roof, and a rear conservatory type structure. A close boarded fence extends to the side and rear of the dwelling, providing separation from the grassed amenity land along the main spinal road Beech Avenue. Given the siting of the dwelling on the entrance to Maple Close, with its side elevation facing Beech Avenue it is sited in a prominent corner location.
The proposal is for the erection of a two storey side and single storey lean to front extension. This is to provide for a enlarged kitchen and dining room at ground floor level with a new bedroom and en suite above. The proposed development is broadly similar to that which was refused under ref: CB/24/02205/FULL in September 2024 (the 2024 scheme) but the size and design of the extension has been amended. The 2024 scheme was refused on the grounds of harmful visual impact.
As in the 2024 scheme, the proposed two storey side extension will be slightly more than half the width of the existing dwelling at approx 3.7m wide (the existing house is approx 6.8m wide). Whilst the proposal will still result in infilling all of the space between the dwelling and the side boundary with two storey built form in a prominent corner location, the extension is now set down marginally from the main ridgeline and set back at first floor from the front elevation. This alteration to the scale and massing ensures that the extension would now appear subservient to the existing property and as such will not result in any harm to the character and appearance of the area. A condition can be attached to ensure matching materials are used.
No 74 Beech Avenue lies to the rear (north), separated by a private pedestrian footway giving access to adjoining rear gardens. The proposed extension will be sufficiently offset from that dwelling and will not result in any undue loss of light or overbearing impact. Although a first floor rear ensuite window will be created in the side extension it is not considered necessary to obscure glaze or restrict it as there are already existing bedroom windows in that elevation and it will not result in any greater loss of privacy than existing. A new first floor bedroom window will be created at the front facing the road and the properties opposite however the expectation of privacy to the front is lower. No other surrounding properties would be affected given the distances and relationships involved.
The proposal seeks to increase the number of bedrooms from three to four, as such three on site parking spaces are required to meeting adopted parking standards. The proposed block plan shows the additional off-street parking that is required, it is being added by extending the existing driveway. The Highway Officer has no objection subject to a condition ensuring the additional parking is provided.
Neighbouring properties have been consulted on the application and no comments have been received. Biggleswade Town Council were consulted and have no objection subject to consultation with neighbours and consideration of their comments.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BPD3 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 Section 12 of the NPPF (2024).Reasons for granting:
The application site is a two storey end of terrace, three bedroomed house located on the north side of Maple Close within a built up residential area of similar aged properties. The railway line lies to the east. The dwelling is constructed of brick and tile, with horizontal timber cladding at first floor on the front elevation. It has a single storey front forward projection with a monopitch roof, and a rear conservatory type structure. A close boarded fence extends to the side and rear of the dwelling, providing separation from the grassed amenity land along the main spinal road Beech Avenue. Given the siting of the dwelling on the entrance to Maple Close, with its side elevation facing Beech Avenue it is sited in a prominent corner location.
The proposal is for the erection of a two storey side and single storey lean to front extension. This is to provide for a enlarged kitchen and dining room at ground floor level with a new bedroom and en suite above. The proposed development is broadly similar to that which was refused under ref: CB/24/02205/FULL in September 2024 (the 2024 scheme) but the size and design of the extension has been amended. The 2024 scheme was refused on the grounds of harmful visual impact.
As in the 2024 scheme, the proposed two storey side extension will be slightly more than half the width of the existing dwelling at approx 3.7m wide (the existing house is approx 6.8m wide). Whilst the proposal will still result in infilling all of the space between the dwelling and the side boundary with two storey built form in a prominent corner location, the extension is now set down marginally from the main ridgeline and set back at first floor from the front elevation. This alteration to the scale and massing ensures that the extension would now appear subservient to the existing property and as such will not result in any harm to the character and appearance of the area. A condition can be attached to ensure matching materials are used.
No 74 Beech Avenue lies to the rear (north), separated by a private pedestrian footway giving access to adjoining rear gardens. The proposed extension will be sufficiently offset from that dwelling and will not result in any undue loss of light or overbearing impact. Although a first floor rear ensuite window will be created in the side extension it is not considered necessary to obscure glaze or restrict it as there are already existing bedroom windows in that elevation and it will not result in any greater loss of privacy than existing. A new first floor bedroom window will be created at the front facing the road and the properties opposite however the expectation of privacy to the front is lower. No other surrounding properties would be affected given the distances and relationships involved.
The proposal seeks to increase the number of bedrooms from three to four, as such three on site parking spaces are required to meeting adopted parking standards. The proposed block plan shows the additional off-street parking that is required, it is being added by extending the existing driveway. The Highway Officer has no objection subject to a condition ensuring the additional parking is provided.
Neighbouring properties have been consulted on the application and no comments have been received. Biggleswade Town Council were consulted and have no objection subject to consultation with neighbours and consideration of their comments.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BPD3 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 Section 12 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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)Notes to Applicant;
The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway
The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.ukNotes to Applicant;
The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway
The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk |
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