| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached property located on Harcourt Close, Linslade. The proposal is for a single storey wrap around side and rear extension and demolition of the existing outbuilding. The proposed rear extension would have a depth of approximately of 4m adjacent to the neighbouring property, would extend the full width of the dwelling and join with the side element and an overall height of approximately 3.45m. The side extension would have a depth of approximately 7.18m, an overall width of approximately 2.46m and an overall height of approximately 3.45m.
The proposed side extension would be visible to the streetscene, providing a wall and window in a location that is currently the existing garage and driveway. Whilst it is noted that this extension would have a large proposed depth, given there is existing built form of the garage which is to be demolished, it is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The single storey rear extension would not be readily visible within the street scene. Whilst it is noted that the rear extension would have a large proposed width it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental 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. Overall, despite there being an increase in built form on the application site, the proposed development is not considered to have a detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed rear extension is set on the boundary with No.6 Harcourt Close and would surpass the rear projection of this property by approx 1.1 metres. Given the scale and design of the proposed development it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. The built form of the side extension would be screened from view by the built form of the existing dwelling. On the basis of this separation and screening, the extension would not result in an adverse impact on the residential amenity of occupants of this neighbouring dwelling, by way of an overbearing impact, loss of light or loss of outlook.
The single storey rear and side extension is set off the boundary with the neighbouring property No.8 Harcourt Close. The proposed development would have a limited impact to loss of light to this neighbouring property (side elevation) however given the proposal's single storey nature and the separation distance this would not be considered so significant to warrant a reason for refusal. It is not considered that the single storey rear and side extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. It is noted that the site is on an elevated position, and the levels of the site have been taking into consideration whilst making this determination.
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, the Town Council raised no objection.
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 Harcourt Close, Linslade. The proposal is for a single storey wrap around side and rear extension and demolition of the existing outbuilding. The proposed rear extension would have a depth of approximately of 4m adjacent to the neighbouring property, would extend the full width of the dwelling and join with the side element and an overall height of approximately 3.45m. The side extension would have a depth of approximately 7.18m, an overall width of approximately 2.46m and an overall height of approximately 3.45m.
The proposed side extension would be visible to the streetscene, providing a wall and window in a location that is currently the existing garage and driveway. Whilst it is noted that this extension would have a large proposed depth, given there is existing built form of the garage which is to be demolished, it is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The single storey rear extension would not be readily visible within the street scene. Whilst it is noted that the rear extension would have a large proposed width it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental 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. Overall, despite there being an increase in built form on the application site, the proposed development is not considered to have a detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed rear extension is set on the boundary with No.6 Harcourt Close and would surpass the rear projection of this property by approx 1.1 metres. Given the scale and design of the proposed development it is not considered that the proposal would result in any detrimental loss of light, loss of privacy or overbearing impact to this neighbour. The built form of the side extension would be screened from view by the built form of the existing dwelling. On the basis of this separation and screening, the extension would not result in an adverse impact on the residential amenity of occupants of this neighbouring dwelling, by way of an overbearing impact, loss of light or loss of outlook.
The single storey rear and side extension is set off the boundary with the neighbouring property No.8 Harcourt Close. The proposed development would have a limited impact to loss of light to this neighbouring property (side elevation) however given the proposal's single storey nature and the separation distance this would not be considered so significant to warrant a reason for refusal. It is not considered that the single storey rear and side extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. It is noted that the site is on an elevated position, and the levels of the site have been taking into consideration whilst making this determination.
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, the Town Council raised no objection.
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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)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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