| Informative Notes: | | 1
)Reasons for granting:
The application site is located at 8B Crowther Court, Biggleswade and contains a two storey semi-detached dwelling of black timber weatherboarding on the front elevation, facing brick, tiled roof and white upvc windows. The dwelling is located in a cul de sac location of within an established residential area.
The proposal is for a single storey rear extension. The existing ground floor rear lounge window will also need to be made smaller. It appears that the proposed development could be undertaken under permitted development however as the application has been submitted it must be determined. The extension would measure approx 2.775m deep, 3.390m wide and 2.725m tall, designed with a slightly monopitch slope. It will be located to the rear and set back from the adjacent cul-de-sac at Ivel Bury where views will be restricted. Given it will be subservient to the main dwelling it is not considered it will result in any harm to the character and appearance of the area. A condition to ensure matching materials to the main dwelling can be attached.
The proposed extension will be marginally offset from the boundary with No 8A Crowther Court which forms the other half of the semi-detached property and lies to the side (south) of the application site. That property has a lounge door closest to the boundary also served by a ground floor window on the rear. A solid close boarded fence runs along the shared boundary. Given the siting, size and design of the extension together with the orientation in relation to that adjacent property it is not considered that the proposal will result in an undue loss of light, privacy or overbearing impact. The proposed extension will be sufficiently offset from all other surrounding residential properties.
In assessing the extension the amount of private amenity space for the existing dwelling should also be considered. The existing rear garden depth will be reduced from approx 8.7m to 5.7m with an overall size of approx 46m2. Although the size of garden remaining would be small, based on the fact that it would not exceed more than half the existing garden and the applicant has made the decision to cause such impact, the impact is overall considered to be acceptable in this instance.
The existing is a three bed dwelling. Although the floorplan is annotated that the extension will be used as a bedroom, it is below the national space standard. Therefore, although no parking has been indicated, it is viewed as an enlargement of the ground floor living accommodation only as it could easily be converted at a later stage so there is no requirement for additional parking provision.
Neighbouring properties have been consulted on the application and no comments have been received. Biggleswade Town Council have no objection subject to consultation with neighbours and consideration of their comments.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BPD3 of the Adopted Biggleswade Neighbourhood Plan (2022), 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 at 8B Crowther Court, Biggleswade and contains a two storey semi-detached dwelling of black timber weatherboarding on the front elevation, facing brick, tiled roof and white upvc windows. The dwelling is located in a cul de sac location of within an established residential area.
The proposal is for a single storey rear extension. The existing ground floor rear lounge window will also need to be made smaller. It appears that the proposed development could be undertaken under permitted development however as the application has been submitted it must be determined. The extension would measure approx 2.775m deep, 3.390m wide and 2.725m tall, designed with a slightly monopitch slope. It will be located to the rear and set back from the adjacent cul-de-sac at Ivel Bury where views will be restricted. Given it will be subservient to the main dwelling it is not considered it will result in any harm to the character and appearance of the area. A condition to ensure matching materials to the main dwelling can be attached.
The proposed extension will be marginally offset from the boundary with No 8A Crowther Court which forms the other half of the semi-detached property and lies to the side (south) of the application site. That property has a lounge door closest to the boundary also served by a ground floor window on the rear. A solid close boarded fence runs along the shared boundary. Given the siting, size and design of the extension together with the orientation in relation to that adjacent property it is not considered that the proposal will result in an undue loss of light, privacy or overbearing impact. The proposed extension will be sufficiently offset from all other surrounding residential properties.
In assessing the extension the amount of private amenity space for the existing dwelling should also be considered. The existing rear garden depth will be reduced from approx 8.7m to 5.7m with an overall size of approx 46m2. Although the size of garden remaining would be small, based on the fact that it would not exceed more than half the existing garden and the applicant has made the decision to cause such impact, the impact is overall considered to be acceptable in this instance.
The existing is a three bed dwelling. Although the floorplan is annotated that the extension will be used as a bedroom, it is below the national space standard. Therefore, although no parking has been indicated, it is viewed as an enlargement of the ground floor living accommodation only as it could easily be converted at a later stage so there is no requirement for additional parking provision.
Neighbouring properties have been consulted on the application and no comments have been received. Biggleswade Town Council have no objection subject to consultation with neighbours and consideration of their comments.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BPD3 of the Adopted Biggleswade Neighbourhood Plan (2022), 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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