| Informative Notes: | | 1
)Reasons For Granting:
The proposal is an end terrace dwelling located on Heath Road in Leighton Buzzard. The proposal consists of a single storey rear extension connecting to an existing single storey rear protrusion. This proposal would be of an irregular shape, with a depth of 5.7m and a width of 5.5m. The proposals would have a mono pitched roof measuring an eaves height of 2.4m, and a highest point measuring 4.45m. An existing W.C. and chimney would be removed to make room for this proposal. Furthermore, an existing utility room would be retained on site, but would be converted into a pantry.
The proposed rear extension would not be visible from the streetscene of Heath Road, and therefore would not create a visible intrusion to the wider character of the surrounding area. Furthermore, the properties within the vicinity of the application site, although different in style and scale, are noted to benefit from rear protrusions. Therefore, the proposal is not considered to be at odds with the existing grain and pattern of development. Overall, the proposal would not lead to any detrimental impacts on the character and appearance of the surrounding area.
The proposals would be built to the boundary with the adjacent neighbour (16a Heath Road). It is noted however, that the application site is located at a lower level than this adjacent neighbouring property. Therefore, the proposal would not lead to any mutual overlooking impacts between the host dwelling and 16a Heath Road.
Furthermore, although it is noted that the proposal would remain set away from the boundary with the other adjacent neighbour (14 Heath Road), built form would encroach further towards this adjacent neighbour. Although minimal boundary treatment is noted and ground floor fenestration is proposed to face towards this neighbouring property, these windows would serve a non-habitable utility room. Moreover, this relationship between this adjacent neighbour and the application site is noted to already be present in the form of an existing W.C. and therefore no additional overlooking impacts would be introduced by this proposal.
Therefore, the proposal is not expected to lead to any detrimental impacts on the residential amenities of this neighbouring property.
All other properties are considered to be sufficiently separated from the application site for there to be any material impacts.
The proposal would not lead to any additional bedrooms, and would not impact the existing parking on the application site. Therefore, the application site would retain adequate parking provision, and therefore would be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
As this proposals would lead to the removal of a small Hazel tree, a Tree and Landscape Officer has been consulted on this application. The officer noted that the tree has limited visual impact, and would therefore have insufficient merit to warrant a constraint on development. Therefore, no objection has been raised to this proposal.
Leighton-Linslade Town Council were consulted on his 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 proposal would not lead to any detrimental impacts on the character and appearance of the surrounding area. Additionally, the proposal would also not lead to any detrimental impacts on the residential amenities of neighbouring properties. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, and the Central Bedfordshire Design Guide.Reasons For Granting:
The proposal is an end terrace dwelling located on Heath Road in Leighton Buzzard. The proposal consists of a single storey rear extension connecting to an existing single storey rear protrusion. This proposal would be of an irregular shape, with a depth of 5.7m and a width of 5.5m. The proposals would have a mono pitched roof measuring an eaves height of 2.4m, and a highest point measuring 4.45m. An existing W.C. and chimney would be removed to make room for this proposal. Furthermore, an existing utility room would be retained on site, but would be converted into a pantry.
The proposed rear extension would not be visible from the streetscene of Heath Road, and therefore would not create a visible intrusion to the wider character of the surrounding area. Furthermore, the properties within the vicinity of the application site, although different in style and scale, are noted to benefit from rear protrusions. Therefore, the proposal is not considered to be at odds with the existing grain and pattern of development. Overall, the proposal would not lead to any detrimental impacts on the character and appearance of the surrounding area.
The proposals would be built to the boundary with the adjacent neighbour (16a Heath Road). It is noted however, that the application site is located at a lower level than this adjacent neighbouring property. Therefore, the proposal would not lead to any mutual overlooking impacts between the host dwelling and 16a Heath Road.
Furthermore, although it is noted that the proposal would remain set away from the boundary with the other adjacent neighbour (14 Heath Road), built form would encroach further towards this adjacent neighbour. Although minimal boundary treatment is noted and ground floor fenestration is proposed to face towards this neighbouring property, these windows would serve a non-habitable utility room. Moreover, this relationship between this adjacent neighbour and the application site is noted to already be present in the form of an existing W.C. and therefore no additional overlooking impacts would be introduced by this proposal.
Therefore, the proposal is not expected to lead to any detrimental impacts on the residential amenities of this neighbouring property.
All other properties are considered to be sufficiently separated from the application site for there to be any material impacts.
The proposal would not lead to any additional bedrooms, and would not impact the existing parking on the application site. Therefore, the application site would retain adequate parking provision, and therefore would be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
As this proposals would lead to the removal of a small Hazel tree, a Tree and Landscape Officer has been consulted on this application. The officer noted that the tree has limited visual impact, and would therefore have insufficient merit to warrant a constraint on development. Therefore, no objection has been raised to this proposal.
Leighton-Linslade Town Council were consulted on his 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 proposal would not lead to any detrimental impacts on the character and appearance of the surrounding area. Additionally, the proposal would also not lead to any detrimental impacts on the residential amenities of neighbouring properties. The proposal is therefore considered to be 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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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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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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