| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi detached property located on The Avenue, Flitwick. The surrounding area is characterised by a mixture of paired semi detached properties, with varying levels of additional built form to the rear, and larger detached properties set into more spacious plots. The proposed wrap around rear and side extension in this application has a proposed depth of 8.8m at its deepest and would protrude 6.55m from the existing rear wall. It would have an overall width of 6m and a pitched roof height of 5.78m.
The side element of this proposal would be visible to the streetscene of The Avenue, however it would remain set back from the public highway, and would not interfere with existing parking provision to the side elevation of the main dwellinghouse. The proposed single storey rear and side wrap around extension, in its entirety, would form a deep and considerable extension to the existing dwelling. However, the demolition of the existing garage and W.C, Kitchen and Lobby, cumulatively, would result in a rationalisation of the built form of the host dwellinghouse. Moreover, whilst the proposed extension would be large in its footprint, it has been appropriately set down from the ridgeline of the dwelling as to where it has reduced the overall bulk and mass of the proposal. Further to this, the proposal would appear subservient when viewed in the context of the existing built form. The history of the site was considered in the determination of this application, and it is considered that the previous reasons for refusal have been overcome. Therefore, on balance, the proposed single storey rear and side extension would form an acceptable addition at the application site, which would not result in any harmful impact on the character and appearance of the area. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
The proposal would be set off the boundary of both adjacent neighbours (10 and 12A The Avenue), and due to the single storey nature of the proposal it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to either of these neighbouring properties. All other neighbouring properties are considered sufficiently separated.
The application would see the loss of the existing garage on site. However the existing garage would not be considered as a parking space due to the internal dimensions not falling within the tolerances as provided within the Parking Standards for New Developments SPD (2023). Therefore the parking provision on the site would remain the same and the proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representations were received.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF.Reasons for granting:
The application site is a semi detached property located on The Avenue, Flitwick. The surrounding area is characterised by a mixture of paired semi detached properties, with varying levels of additional built form to the rear, and larger detached properties set into more spacious plots. The proposed wrap around rear and side extension in this application has a proposed depth of 8.8m at its deepest and would protrude 6.55m from the existing rear wall. It would have an overall width of 6m and a pitched roof height of 5.78m.
The side element of this proposal would be visible to the streetscene of The Avenue, however it would remain set back from the public highway, and would not interfere with existing parking provision to the side elevation of the main dwellinghouse. The proposed single storey rear and side wrap around extension, in its entirety, would form a deep and considerable extension to the existing dwelling. However, the demolition of the existing garage and W.C, Kitchen and Lobby, cumulatively, would result in a rationalisation of the built form of the host dwellinghouse. Moreover, whilst the proposed extension would be large in its footprint, it has been appropriately set down from the ridgeline of the dwelling as to where it has reduced the overall bulk and mass of the proposal. Further to this, the proposal would appear subservient when viewed in the context of the existing built form. The history of the site was considered in the determination of this application, and it is considered that the previous reasons for refusal have been overcome. Therefore, on balance, the proposed single storey rear and side extension would form an acceptable addition at the application site, which would not result in any harmful impact on the character and appearance of the area. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
The proposal would be set off the boundary of both adjacent neighbours (10 and 12A The Avenue), and due to the single storey nature of the proposal it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to either of these neighbouring properties. All other neighbouring properties are considered sufficiently separated.
The application would see the loss of the existing garage on site. However the existing garage would not be considered as a parking space due to the internal dimensions not falling within the tolerances as provided within the Parking Standards for New Developments SPD (2023). Therefore the parking provision on the site would remain the same and the proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representations were received.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF. |
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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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