| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a single storey front extension to create a porch area linking the garage, two storey rear extension and single storey side extensions, and erection of a wooden gate to front boundary.
The application site comprises a two-storey, detached dwellinghouse located off Church Street, in Langford. The surrounding area is residential in nature, characterised with dwellings of a varied design and scale. The host dwelling is located adjacent to No. 59 Church Street, which on the basis of its age, siting and historical and architectural features, is deemed a non-designated heritage asset. Paragraph 216 of the NPPF (2024) states:
"The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset."
Moreover, Policy HE3 of the Central Bedfordshire Local Plan states:
"Development proposals affecting designated and non-designated heritage assets of local importance will be granted provided they:
1. Where possible, preserve, sustain and enhance the special character, significance, appearance and/or special architectural or historic interest of the asset/s in terms of scale, form, proportion, design, materials and the retention of features in accordance with national planning policy and legislation..."
The proposed single storey front extension to create a porch area linking the garage, proposed single storey side extensions and erection of a wooden gate to the front boundary, would all be considered to form modest and proportionate additions to the host dwelling. The dwelling is well set back from the highway from which it is accessed and as such, the proposals would not be readily prominent within the streetscene. Considering this, these aspects of the proposal would not be considered to give rise to any detrimental impact on the character and appearance of the area. The proposal also seeks alterations to the fenestration of the dwelling and alterations to the materials of the dwelling, with the addition of render to all elevations. Due to the varied nature of development within the local area, including a varied use of materials, these proposed works would not give rise to any detrimental impact on the character and appearance of the area.
The proposed two storey rear extension would be large in its overall scale and would not be set down from the ridgeline of the existing dwelling. However, due to the design of the existing dwelling and the nature of the proposed extension, any set down could be considered to afford to a more complex appearance. Whilst the proposed two storey extension is large, as regards its footprint and overall scale; the extension would not appear disproportionate, specifically with regard to the scale of the existing dwelling and plot. As such, this aspect of the proposal would not be considered to give rise to any adverse impact upon the character and appearance of the area.
In addition, as regards the proposal's impact on the adjacent non-designated heritage asset (No. 59); the proposed extensions and works would be well-separated from this neighbouring dwelling as to where the proposals would not detract views away from, or impact the significance of, this building. Considering this, the proposals would not be deemed to give rise to any unacceptable harm to the special character and appearance of No. 59.
As regards neighbouring amenity, the proposed single storey front extension to create a porch area linking the garage, extension/ alterations to the garage and erection of a wooden gate to the front boundary, by virtue of their small scale, nature and appropriate separation from all neighbouring dwellings; would not be considered to give rise to any detrimental overbearing impact, loss of light or loss of privacy to any neighbouring properties. The proposed two storey rear extension would be separated from its adjacent boundaries by at least some 4.7 metres (at its closest point) and would be further separated from the built form of neighbouring dwellings, by virtue of their detached nature. By virtue of this separation, this aspect of the proposal would not be considered to give rise to any detrimental overbearing impact, loss of outlook or loss of light to any neighbouring properties. The proposed single storey side extension would be well-separated from neighbouring dwellings by at least some 9 metres (approx.). By virtue of this separation and the modest scale of this aspect of the proposal, it would not give rise to any detrimental overbearing impact, loss of outlook or loss of light to any neighbouring dwelling. Moreover, the alterations to the fenestration and amendments to materials would comprise modest additions which would not give rise to any overbearing impact or loss of light.
The proposed amendments to the fenestration of the dwelling, including windows sited within the proposed extensions, would site first floor rear windows closer to the rear boundary of the site. However, dwellings to the rear of the application site are significantly separated and due to the orientation of the dwelling at the site, and neighbouring dwellings, no detrimental overlooking impact would be deemed to arise. Two first floor windows are proposed in the side elevation of the dwelling, adjacent to neighbouring dwellings Nos. 53 and 55 Church Street. One window would serve an en-suite and the other window would serve a bedroom, the bottom half of which would be obscure-glazed with the top half being clear glazed. Due to the height of the clear glazed part of the window, orientation, existing landscaping, and distance from neighbouring properties, no detrimental overlooking impact would be deemed to arise. In addition, a first floor window is sought on the opposite side elevation, adjacent to No. 59 Church Street, which would be obscure-glazed. Relevant conditions would be applied to any approval to ensure this and to protect the privacy of neighbouring occupiers.
The proposals would not adversely affect the existing parking arrangements at the site - adequate parking is deemed to be achievable on the existing driveway. The proposal seeks the erection of a wooden gate to the front boundary. By virtue of the application site's location, set off the main highway in a small cul-de-sac; vehicles accessing the site through these gates would not be considered to cause any obstruction to vehicular traffic or any pedestrians. In addition, dwellings adjacent to the site benefit from gates in a similar siting/ location. As such, considering the above, the proposed wooden gate to the front boundary would not be considered to give rise to any detrimental highway safety impact.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council did not comment 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 Langford Neighbourhood Plan, the Parking Standards for New Development SPD and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for a single storey front extension to create a porch area linking the garage, two storey rear extension and single storey side extensions, and erection of a wooden gate to front boundary.
The application site comprises a two-storey, detached dwellinghouse located off Church Street, in Langford. The surrounding area is residential in nature, characterised with dwellings of a varied design and scale. The host dwelling is located adjacent to No. 59 Church Street, which on the basis of its age, siting and historical and architectural features, is deemed a non-designated heritage asset. Paragraph 216 of the NPPF (2024) states:
"The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset."
Moreover, Policy HE3 of the Central Bedfordshire Local Plan states:
"Development proposals affecting designated and non-designated heritage assets of local importance will be granted provided they:
1. Where possible, preserve, sustain and enhance the special character, significance, appearance and/or special architectural or historic interest of the asset/s in terms of scale, form, proportion, design, materials and the retention of features in accordance with national planning policy and legislation..."
The proposed single storey front extension to create a porch area linking the garage, proposed single storey side extensions and erection of a wooden gate to the front boundary, would all be considered to form modest and proportionate additions to the host dwelling. The dwelling is well set back from the highway from which it is accessed and as such, the proposals would not be readily prominent within the streetscene. Considering this, these aspects of the proposal would not be considered to give rise to any detrimental impact on the character and appearance of the area. The proposal also seeks alterations to the fenestration of the dwelling and alterations to the materials of the dwelling, with the addition of render to all elevations. Due to the varied nature of development within the local area, including a varied use of materials, these proposed works would not give rise to any detrimental impact on the character and appearance of the area.
The proposed two storey rear extension would be large in its overall scale and would not be set down from the ridgeline of the existing dwelling. However, due to the design of the existing dwelling and the nature of the proposed extension, any set down could be considered to afford to a more complex appearance. Whilst the proposed two storey extension is large, as regards its footprint and overall scale; the extension would not appear disproportionate, specifically with regard to the scale of the existing dwelling and plot. As such, this aspect of the proposal would not be considered to give rise to any adverse impact upon the character and appearance of the area.
In addition, as regards the proposal's impact on the adjacent non-designated heritage asset (No. 59); the proposed extensions and works would be well-separated from this neighbouring dwelling as to where the proposals would not detract views away from, or impact the significance of, this building. Considering this, the proposals would not be deemed to give rise to any unacceptable harm to the special character and appearance of No. 59.
As regards neighbouring amenity, the proposed single storey front extension to create a porch area linking the garage, extension/ alterations to the garage and erection of a wooden gate to the front boundary, by virtue of their small scale, nature and appropriate separation from all neighbouring dwellings; would not be considered to give rise to any detrimental overbearing impact, loss of light or loss of privacy to any neighbouring properties. The proposed two storey rear extension would be separated from its adjacent boundaries by at least some 4.7 metres (at its closest point) and would be further separated from the built form of neighbouring dwellings, by virtue of their detached nature. By virtue of this separation, this aspect of the proposal would not be considered to give rise to any detrimental overbearing impact, loss of outlook or loss of light to any neighbouring properties. The proposed single storey side extension would be well-separated from neighbouring dwellings by at least some 9 metres (approx.). By virtue of this separation and the modest scale of this aspect of the proposal, it would not give rise to any detrimental overbearing impact, loss of outlook or loss of light to any neighbouring dwelling. Moreover, the alterations to the fenestration and amendments to materials would comprise modest additions which would not give rise to any overbearing impact or loss of light.
The proposed amendments to the fenestration of the dwelling, including windows sited within the proposed extensions, would site first floor rear windows closer to the rear boundary of the site. However, dwellings to the rear of the application site are significantly separated and due to the orientation of the dwelling at the site, and neighbouring dwellings, no detrimental overlooking impact would be deemed to arise. Two first floor windows are proposed in the side elevation of the dwelling, adjacent to neighbouring dwellings Nos. 53 and 55 Church Street. One window would serve an en-suite and the other window would serve a bedroom, the bottom half of which would be obscure-glazed with the top half being clear glazed. Due to the height of the clear glazed part of the window, orientation, existing landscaping, and distance from neighbouring properties, no detrimental overlooking impact would be deemed to arise. In addition, a first floor window is sought on the opposite side elevation, adjacent to No. 59 Church Street, which would be obscure-glazed. Relevant conditions would be applied to any approval to ensure this and to protect the privacy of neighbouring occupiers.
The proposals would not adversely affect the existing parking arrangements at the site - adequate parking is deemed to be achievable on the existing driveway. The proposal seeks the erection of a wooden gate to the front boundary. By virtue of the application site's location, set off the main highway in a small cul-de-sac; vehicles accessing the site through these gates would not be considered to cause any obstruction to vehicular traffic or any pedestrians. In addition, dwellings adjacent to the site benefit from gates in a similar siting/ location. As such, considering the above, the proposed wooden gate to the front boundary would not be considered to give rise to any detrimental highway safety impact.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council did not comment 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 Langford Neighbourhood Plan, the Parking Standards for New Development SPD and Section 12 of the NPPF. |
| 2
)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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