| Informative Notes: | | 1
)Reasons for Granting:
The application site relates to a two-storey, detached dwelling located in Upper Caldecote. Planning permission is sought for the removal of the existing two-storey bay window within the northern elevation of the property and the erection of a single-storey bay window and first floor window within this elevation of the building. Planning permission is also sought for the erection of a single-storey garden room extension to the southern side of the building, measuring approximately 4.7m in depth, 9.3m in width, 3.0m in eaves height and 4.9m in maximum height. The extensions are proposed to be finished in materials to match the existing dwelling (render finish in off white colour and natural slate roof tiles), however, the proposed fenestration material has not been specified.
Water Lane Farm is a farmhouse located down an access track shared with neighbouring Longshot Lodge. The property is visible in long distance views from the public vantage points along Water Lane and the surrounding right of way network. The removal of the two-storey bay window and replacement with a single-storey bay window with a first floor window above is considered to be a modest alteration to the property and would be of an appropriate scale and design. The bay window would harmonise with the existing character of the property and would not be an incongruous addition to the dwelling. The single-storey rear extension would also be of an acceptable scale and it would read as a subservient and subordinate addition to the host dwelling and would be proportionate to the plot. The extension would have a hipped roof to replicate the roof form and pitch of the main dwelling. The extension would also be finished in matching render with a natural slate tile roof which would complement the appearance of the property. As such, the proposal is considered to have an acceptable impact on the character and appearance of the property and wider area.
The alterations to the windows within the ground and first floor northern elevation of the building would not result in any increased opportunity for views across towards the neighbouring property of Longshot Lodge over and above the existing two-storey bay window in situ. The glazed doors within the south and west elevation of the single-storey extension would provide views of the garden area of the application site rather than any neighbouring properties. Whilst there would also be a window within the eastern elevation of this extension, given the separation distance of approximately 20m between the extension and this neighbouring property and that any views would be at an oblique angle, it is not considered that any harmful overlooking would arise for occupiers of Longshot Lodge. Taking into account the aforementioned separation distance, the proposed single-storey extension is also not considered to result in any harmful overbearing impact or any adverse loss of light for occupiers of this neighbouring property. All other properties in the surrounding area are considered to be set a sufficient distance away from the development so as to not be adversely affected by the proposal. As such, the proposal is considered to have an acceptable neighbour amenity impact.
The extension would result in the enlargement of the ground floor living space and does not involve the creation of any additional bedrooms within the property. Given that no additional bedrooms would be accommodated, the proposal would not be considered to represent increased parking demand that would require additional parking provision to be demonstrated. The proposal would also not affect the existing parking or access arrangements at the site and would therefore be acceptable in terms of parking and highway safety.
Occupiers of neighbouring properties and Northill Parish Council have been consulted on this application. The Parish Council have not commented on the application and no representations from neighbours or other third parties have been received.
The Tree Officer has also been consulted given that there are a number of trees within and surrounding the site, however, has raised no objection regarding the proposed works in respect of any impact upon existing trees. Part of the site lies within an area of archaeological potential (HER17129 and HER9093) and the Archaeologist has been consulted but raises no objection to the proposal.
Overall, it is considered that the proposal would be in accordance with Policies HQ1, T2, T3, EE4 and HE1 of the Central Bedfordshire Local Plan (2021), Policy NP6 of the Northill Parish Neighbourhood Plan 2019-2031, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD, and Sections 12, 15 and 16 of the National Planning Policy Framework (2024).Reasons for Granting:
The application site relates to a two-storey, detached dwelling located in Upper Caldecote. Planning permission is sought for the removal of the existing two-storey bay window within the northern elevation of the property and the erection of a single-storey bay window and first floor window within this elevation of the building. Planning permission is also sought for the erection of a single-storey garden room extension to the southern side of the building, measuring approximately 4.7m in depth, 9.3m in width, 3.0m in eaves height and 4.9m in maximum height. The extensions are proposed to be finished in materials to match the existing dwelling (render finish in off white colour and natural slate roof tiles), however, the proposed fenestration material has not been specified.
Water Lane Farm is a farmhouse located down an access track shared with neighbouring Longshot Lodge. The property is visible in long distance views from the public vantage points along Water Lane and the surrounding right of way network. The removal of the two-storey bay window and replacement with a single-storey bay window with a first floor window above is considered to be a modest alteration to the property and would be of an appropriate scale and design. The bay window would harmonise with the existing character of the property and would not be an incongruous addition to the dwelling. The single-storey rear extension would also be of an acceptable scale and it would read as a subservient and subordinate addition to the host dwelling and would be proportionate to the plot. The extension would have a hipped roof to replicate the roof form and pitch of the main dwelling. The extension would also be finished in matching render with a natural slate tile roof which would complement the appearance of the property. As such, the proposal is considered to have an acceptable impact on the character and appearance of the property and wider area.
The alterations to the windows within the ground and first floor northern elevation of the building would not result in any increased opportunity for views across towards the neighbouring property of Longshot Lodge over and above the existing two-storey bay window in situ. The glazed doors within the south and west elevation of the single-storey extension would provide views of the garden area of the application site rather than any neighbouring properties. Whilst there would also be a window within the eastern elevation of this extension, given the separation distance of approximately 20m between the extension and this neighbouring property and that any views would be at an oblique angle, it is not considered that any harmful overlooking would arise for occupiers of Longshot Lodge. Taking into account the aforementioned separation distance, the proposed single-storey extension is also not considered to result in any harmful overbearing impact or any adverse loss of light for occupiers of this neighbouring property. All other properties in the surrounding area are considered to be set a sufficient distance away from the development so as to not be adversely affected by the proposal. As such, the proposal is considered to have an acceptable neighbour amenity impact.
The extension would result in the enlargement of the ground floor living space and does not involve the creation of any additional bedrooms within the property. Given that no additional bedrooms would be accommodated, the proposal would not be considered to represent increased parking demand that would require additional parking provision to be demonstrated. The proposal would also not affect the existing parking or access arrangements at the site and would therefore be acceptable in terms of parking and highway safety.
Occupiers of neighbouring properties and Northill Parish Council have been consulted on this application. The Parish Council have not commented on the application and no representations from neighbours or other third parties have been received.
The Tree Officer has also been consulted given that there are a number of trees within and surrounding the site, however, has raised no objection regarding the proposed works in respect of any impact upon existing trees. Part of the site lies within an area of archaeological potential (HER17129 and HER9093) and the Archaeologist has been consulted but raises no objection to the proposal.
Overall, it is considered that the proposal would be in accordance with Policies HQ1, T2, T3, EE4 and HE1 of the Central Bedfordshire Local Plan (2021), Policy NP6 of the Northill Parish Neighbourhood Plan 2019-2031, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD, and Sections 12, 15 and 16 of the National Planning Policy Framework (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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)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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