| Informative Notes: | | 1
)Reasons for granting
The application site is a terraced two-storey dwellinghouse located on Centauri Close, Leighton Buzzard. No. 43 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single storey lean to roofed rear extension with two rooflights, following the demolition of an existing conservatory. The extension would have a width of approximately 4.8 metres, a depth of 3.2 metres, an eaves height of 2.6 and a maximum height of 3.4 metres.
The proposal would result in a minor increase in the footprint of the property, approximately 2.42, due to the majority of the extension being sited within the footprint of the existing conservatory. Due to this, the extension is not considered to dominate the original dwelling in terms of bulk or volume and is therefore considered a supporting addition and proportionate to the host dwelling. The proposal would not be visible within the street scene of Centauri close, and therefore would not have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the extension is set on the boundary with both of the attached properties, 41 & 45 Centauri Close. The extension would extend to the rear an additional 0.4 metres and would see an increase in maximum height of 0.8 metres from the existing conservatory. The proposal would extend approximately 0.5 metres beyond the rear of 41 Centauri Close, this combined with the limited height of the proposal would result in the proposal not having a detrimental impact on the residential amenities of this neighbour. The existing conservatory has been shown to not comply with the horizontal 45-degree line from a 3-pane window on the rear elevation of this property but does comply with the vertical line, the proposal has also been shown to comply with the vertical line but not with the horizontal line. Due to the increased depth of the proposal the impact on this neighbour would be increased despite the existing also failing the horizontal line. However, a similar scheme could be sought under permitted development with the required amendment being a reduction in depth to 3 metres. As the current proposal only extends an additional 0.2 metres beyond this limit and is below the 4 metre height limit, it is considered that an extension carried out under permitted development would have either a greater or similar impact as the current proposal on the residential amenities of this neighbour. This combined with the existing conservatory being shown to not comply with the horizontal 45-degree line results in the impact on the residential amenities of this neighbour resulting from the increase in depth from the existing conservatory not being considered significant enough to warrant refusal. There are no privacy concerns regarding the rooflights as they do look directly into a neighbouring property. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. 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 would not see an increase in the number of bedrooms or a reduction in the number of off-street parking spaces. Therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Leighton-Linslade Town Council were consulted as part of this application, but no comments were received. Natural England were consulted as part of this application, but no comments were received. Rights of Way were consulted and raised no objection. The application was 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 terraced two-storey dwellinghouse located on Centauri Close, Leighton Buzzard. No. 43 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single storey lean to roofed rear extension with two rooflights, following the demolition of an existing conservatory. The extension would have a width of approximately 4.8 metres, a depth of 3.2 metres, an eaves height of 2.6 and a maximum height of 3.4 metres.
The proposal would result in a minor increase in the footprint of the property, approximately 2.42, due to the majority of the extension being sited within the footprint of the existing conservatory. Due to this, the extension is not considered to dominate the original dwelling in terms of bulk or volume and is therefore considered a supporting addition and proportionate to the host dwelling. The proposal would not be visible within the street scene of Centauri close, and therefore would not have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the extension is set on the boundary with both of the attached properties, 41 & 45 Centauri Close. The extension would extend to the rear an additional 0.4 metres and would see an increase in maximum height of 0.8 metres from the existing conservatory. The proposal would extend approximately 0.5 metres beyond the rear of 41 Centauri Close, this combined with the limited height of the proposal would result in the proposal not having a detrimental impact on the residential amenities of this neighbour. The existing conservatory has been shown to not comply with the horizontal 45-degree line from a 3-pane window on the rear elevation of this property but does comply with the vertical line, the proposal has also been shown to comply with the vertical line but not with the horizontal line. Due to the increased depth of the proposal the impact on this neighbour would be increased despite the existing also failing the horizontal line. However, a similar scheme could be sought under permitted development with the required amendment being a reduction in depth to 3 metres. As the current proposal only extends an additional 0.2 metres beyond this limit and is below the 4 metre height limit, it is considered that an extension carried out under permitted development would have either a greater or similar impact as the current proposal on the residential amenities of this neighbour. This combined with the existing conservatory being shown to not comply with the horizontal 45-degree line results in the impact on the residential amenities of this neighbour resulting from the increase in depth from the existing conservatory not being considered significant enough to warrant refusal. There are no privacy concerns regarding the rooflights as they do look directly into a neighbouring property. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. 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 would not see an increase in the number of bedrooms or a reduction in the number of off-street parking spaces. Therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Leighton-Linslade Town Council were consulted as part of this application, but no comments were received. Natural England were consulted as part of this application, but no comments were received. Rights of Way were consulted and raised no objection. The application was 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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)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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