| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for the conversion of the garage to habitable space, erection of a front infill porch and modification to bay window roof, replacement windows and a rendered finish to the front elevation.
The application site comprises a two-storey, detached dwellinghouse located along Coltsfoot, in Biggleswade. The surrounding area is residential in nature, characterised with dwellings of a similar design and scale. The replacement windows would form small-scale, appropriate alterations which would not give rise to any adverse harm upon the character and appearance of the area. The proposed garage conversion would comprise the removal of the existing garage door, and the infill with brickwork (to match the existing dwelling) and a window. By virtue of the modest scale and nature of this aspect of the proposal, it would be deemed an appropriate alteration to the dwelling. The proposed front infill porch and modification to the roof of the existing bay window, would be readily visible to the public realm, but would form small-scale, sympathetic additions/ alterations to the existing dwelling, and would not appear at odds with the grain of development in the local area. The rendered finish to the front elevation would form a minor alteration to the existing dwelling. Whilst render is not common in the streetscene, the surrounding area is characterised with varied brickwork, with some small examples of render present. As such, this aspect of the proposal would be deemed acceptable on this basis. Considering the above, the proposals would not be deemed to give rise to any detrimental impact on the character and appearance of the area.
As regards neighbouring amenity, by virtue of the small-scale and very nature of the proposals, together with their appropriate separation from neighbouring dwellings; no detrimental overbearing impact or loss of light would be deemed to arise to any neighbouring properties. In addition, the replacement windows would be 'like-for-like' with the existing fenestration, with regard to their outlook. As such, there would also not be deemed to be any adverse loss of privacy as a result of the proposals.
The proposals would result in the loss of the existing garage at the application site. The existing garage, at its narrowest point (internally), appears to have a width of just 2.3 metres (approx.). In addition, the garage door itself would appear to have a width of just 2.2 metres (approx.). By virtue of the scale of the existing garage, it would not appear large enough to accommodate a modern vehicle. With consideration of this and as the host dwelling is located off the main highway, within a 'close' accessed from Coltsfoot; the loss of the garage at the application site would not be deemed to detrimentally impact the parking arrangements at the site, as to where the proposals would give rise to a detrimental impact on the public highway and/ or highway safety.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no objection and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Biggleswade Neighbourhood Plan, the Parking Standards for New Development SPD and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for the conversion of the garage to habitable space, erection of a front infill porch and modification to bay window roof, replacement windows and a rendered finish to the front elevation.
The application site comprises a two-storey, detached dwellinghouse located along Coltsfoot, in Biggleswade. The surrounding area is residential in nature, characterised with dwellings of a similar design and scale. The replacement windows would form small-scale, appropriate alterations which would not give rise to any adverse harm upon the character and appearance of the area. The proposed garage conversion would comprise the removal of the existing garage door, and the infill with brickwork (to match the existing dwelling) and a window. By virtue of the modest scale and nature of this aspect of the proposal, it would be deemed an appropriate alteration to the dwelling. The proposed front infill porch and modification to the roof of the existing bay window, would be readily visible to the public realm, but would form small-scale, sympathetic additions/ alterations to the existing dwelling, and would not appear at odds with the grain of development in the local area. The rendered finish to the front elevation would form a minor alteration to the existing dwelling. Whilst render is not common in the streetscene, the surrounding area is characterised with varied brickwork, with some small examples of render present. As such, this aspect of the proposal would be deemed acceptable on this basis. Considering the above, the proposals would not be deemed to give rise to any detrimental impact on the character and appearance of the area.
As regards neighbouring amenity, by virtue of the small-scale and very nature of the proposals, together with their appropriate separation from neighbouring dwellings; no detrimental overbearing impact or loss of light would be deemed to arise to any neighbouring properties. In addition, the replacement windows would be 'like-for-like' with the existing fenestration, with regard to their outlook. As such, there would also not be deemed to be any adverse loss of privacy as a result of the proposals.
The proposals would result in the loss of the existing garage at the application site. The existing garage, at its narrowest point (internally), appears to have a width of just 2.3 metres (approx.). In addition, the garage door itself would appear to have a width of just 2.2 metres (approx.). By virtue of the scale of the existing garage, it would not appear large enough to accommodate a modern vehicle. With consideration of this and as the host dwelling is located off the main highway, within a 'close' accessed from Coltsfoot; the loss of the garage at the application site would not be deemed to detrimentally impact the parking arrangements at the site, as to where the proposals would give rise to a detrimental impact on the public highway and/ or highway safety.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no objection and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Biggleswade Neighbourhood Plan, the Parking Standards for New Development SPD and Section 12 of the NPPF. |
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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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