| Informative Notes: | | 1
)Reasons for granting:
The application site is located on the northern side of Potton Road, Everton. The site is occupied by a semi-detached bungalow with accommodation in the roof space. The site is surrounded by residential properties to either side and the rear, with an area of open space directly across the road. The dwelling is constructed of facing brick and tiled roof and white upvc windows.
A single storey rear extension is proposed, designed with a pitched roof and parapet roofs either side. A small flat roof will infill between the proposed extension and the existing single storey at the side. As it will be located to the rear and subservient to the main dwelling it is considered visually acceptable. The proposal also includes a first floor rear dormer (a similar dormer approved in 2014 was not constructed). The dwelling has existing, smaller dormers projecting from both roof slopes serving two bedrooms, however the proposal will allow for additional headroom to create two rear bedrooms. The dormer will be flat roofed and extend for the majority of the width of the dwelling, however it will be stepped down and in from the roof ridge and edges, ensuring it remains contained within the roof slope. It is noted that the attached dwelling No 17 also benefits from front and rear dormers and as such the proposal would not be incongruous in the streetscene. Whilst the proposed dormer will be larger than the existing adjacent rear dormer at No 17, and the side of it may be partially viewed from Potton Road, given its rear location it will not be dominant in the streetscene and views will be mainly limited to adjacent gardens. As such it is considered that the proposal will not be unduly harmful to the character and appearance of the area. A condition to ensure matching materials are used can be attached.
The proposed rear single storey extension with parapet wall will measure 3.8m deep and be located on the shared boundary with No 17 Potton Road which has a ground floor window serving a kitchen closest to the boundary but is served by other fenestration in that elevation. Given it will be single storey and the distances and relationships involved it is not considered that this will result in any undue loss of light or overbearing impact. As it abuts the boundary a condition can be attached to ensure it remains blank sided. The proposed dormer will replace the existing dormer in the rear roof slope, resulting in two rear bedrooms. The rear dormer will increase the views possible of the adjacent garden at No 17 which forms the other half of the semi-detached property, however given the existing dormers on both dwellings any rise in overlooking is not considered to be unacceptable. Whilst the proposed dormer will be larger than the existing adjacent rear dormer at No 17, the dormer will not impact on the light or outlook from that adjacent dwelling. Given the distances and relationships involved no other surrounding properties will be adversely affected.
The proposal will result in an increase from two to three bedrooms. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. Everton Parish Council was consulted but no comments have been received.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), 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 located on the northern side of Potton Road, Everton. The site is occupied by a semi-detached bungalow with accommodation in the roof space. The site is surrounded by residential properties to either side and the rear, with an area of open space directly across the road. The dwelling is constructed of facing brick and tiled roof and white upvc windows.
A single storey rear extension is proposed, designed with a pitched roof and parapet roofs either side. A small flat roof will infill between the proposed extension and the existing single storey at the side. As it will be located to the rear and subservient to the main dwelling it is considered visually acceptable. The proposal also includes a first floor rear dormer (a similar dormer approved in 2014 was not constructed). The dwelling has existing, smaller dormers projecting from both roof slopes serving two bedrooms, however the proposal will allow for additional headroom to create two rear bedrooms. The dormer will be flat roofed and extend for the majority of the width of the dwelling, however it will be stepped down and in from the roof ridge and edges, ensuring it remains contained within the roof slope. It is noted that the attached dwelling No 17 also benefits from front and rear dormers and as such the proposal would not be incongruous in the streetscene. Whilst the proposed dormer will be larger than the existing adjacent rear dormer at No 17, and the side of it may be partially viewed from Potton Road, given its rear location it will not be dominant in the streetscene and views will be mainly limited to adjacent gardens. As such it is considered that the proposal will not be unduly harmful to the character and appearance of the area. A condition to ensure matching materials are used can be attached.
The proposed rear single storey extension with parapet wall will measure 3.8m deep and be located on the shared boundary with No 17 Potton Road which has a ground floor window serving a kitchen closest to the boundary but is served by other fenestration in that elevation. Given it will be single storey and the distances and relationships involved it is not considered that this will result in any undue loss of light or overbearing impact. As it abuts the boundary a condition can be attached to ensure it remains blank sided. The proposed dormer will replace the existing dormer in the rear roof slope, resulting in two rear bedrooms. The rear dormer will increase the views possible of the adjacent garden at No 17 which forms the other half of the semi-detached property, however given the existing dormers on both dwellings any rise in overlooking is not considered to be unacceptable. Whilst the proposed dormer will be larger than the existing adjacent rear dormer at No 17, the dormer will not impact on the light or outlook from that adjacent dwelling. Given the distances and relationships involved no other surrounding properties will be adversely affected.
The proposal will result in an increase from two to three bedrooms. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. Everton Parish Council was consulted but no comments have been received.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), 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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