| Informative Notes: | | 1
)Reasons for granting:
The application site consists of a semi-detached dwelling surrounded by dwellings of a similar scale and design. Examples of single storey front extensions can be found within the street scene of Brian Road and as such, the proposed single storey element of the front extension would not appear out of character. There are no examples of similar two storey front extensions within the street scene, however the proposed extension due to it's limited depth would not have an adverse impact on the street scene. The proposed two storey side extension, due to it's limited width and set down from the main ridge line would appear subservient to the main dwellinghouse and as such would not have an unacceptable impact on the street scene.
The proposed two storey side extension would be sited some 0.9 metres away from the boundary of neighbouring property No.84 Brian Road. The existing ground floor side window of No.84 would be screened from the proposed extensions by an existing timber canopy and as such it is not considered that the proposal would have an adverse impact in terms of loss flight on this window. The proposed extension would cause some loss of light to No.84's first floor side window, however this window appears to serve a bathroom, as this window would not serve a habitable room it is not considered that the extension would have an adverse impact on the habitable rooms of this property. The proposed two storey front extension would be sited some 2.5 metres away from this property and due to the separation distance and limited depth of the extension, it is not considered that the proposed extension would have an adverse impact to this property.The proposal would include the addition of a first floor side window facing this property, however as the window would serve a bathroom, it is considered that a condition to obscurely glaze this window and to make it non-opening would be required to ensure the window does not result in a loss of privacy to this neighbouring property.
The proposed single storey front extension that would adjoin the boundary of neighbouring property No.88 Brian Road would not surpass this property's existing built form and as such would not cause a significant loss of light or overbearing impact to this property. The proposed two storey front extension would be sited some 2.9 metres away from this property and due to the separation distance and limited depth of the extension, it is not considered that the proposed extension would have an adverse impact to this property.
The proposal would be increasing the number of parking spaces at the property from 3 to 4, which as per the Council's parking standards require a number of 3 off street parking spaces. The application site currently benefits from 2 off street parking spaces and whilst the proposed parking plan indicates 3 parking spaces, it is considered that only 2 of these spaces would meet the standards. Whilst the proposal would not meet the number of parking spaces for the proposed development, it is not considered that this shortfall would lead to an adverse impact on highway safety. It was noted that parking within street scene of Brian Road wasn't particularly difficult and with a lack of parking restrictions on this street, it is not considered that the proposed addition of a bedroom and the front extensions would have an adverse impact on the highway.
Comments have been received from Harlington Parish Council, who have not objected to the scheme however have raised concerns regarding parking, potential applications under permitted development in the future and the size of the extension. As assessed above, the proposal is not considered to have an adverse impact on the highway, nor the character of the area. Future applications at the site cannot be taken into consideration, however due to the scale of the proposal and the limited constraints of the site, it would not be considered necessary to remove permitted development rights for the property.
A comment from a third party representation was received regarding the foundations of the extensions affecting neighbouring properties, however foundations of the extensions would be a matter for the Building Control stage and a civil matter in terms of any Party Wall Agreement.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide.Reasons for granting:
The application site consists of a semi-detached dwelling surrounded by dwellings of a similar scale and design. Examples of single storey front extensions can be found within the street scene of Brian Road and as such, the proposed single storey element of the front extension would not appear out of character. There are no examples of similar two storey front extensions within the street scene, however the proposed extension due to it's limited depth would not have an adverse impact on the street scene. The proposed two storey side extension, due to it's limited width and set down from the main ridge line would appear subservient to the main dwellinghouse and as such would not have an unacceptable impact on the street scene.
The proposed two storey side extension would be sited some 0.9 metres away from the boundary of neighbouring property No.84 Brian Road. The existing ground floor side window of No.84 would be screened from the proposed extensions by an existing timber canopy and as such it is not considered that the proposal would have an adverse impact in terms of loss flight on this window. The proposed extension would cause some loss of light to No.84's first floor side window, however this window appears to serve a bathroom, as this window would not serve a habitable room it is not considered that the extension would have an adverse impact on the habitable rooms of this property. The proposed two storey front extension would be sited some 2.5 metres away from this property and due to the separation distance and limited depth of the extension, it is not considered that the proposed extension would have an adverse impact to this property.The proposal would include the addition of a first floor side window facing this property, however as the window would serve a bathroom, it is considered that a condition to obscurely glaze this window and to make it non-opening would be required to ensure the window does not result in a loss of privacy to this neighbouring property.
The proposed single storey front extension that would adjoin the boundary of neighbouring property No.88 Brian Road would not surpass this property's existing built form and as such would not cause a significant loss of light or overbearing impact to this property. The proposed two storey front extension would be sited some 2.9 metres away from this property and due to the separation distance and limited depth of the extension, it is not considered that the proposed extension would have an adverse impact to this property.
The proposal would be increasing the number of parking spaces at the property from 3 to 4, which as per the Council's parking standards require a number of 3 off street parking spaces. The application site currently benefits from 2 off street parking spaces and whilst the proposed parking plan indicates 3 parking spaces, it is considered that only 2 of these spaces would meet the standards. Whilst the proposal would not meet the number of parking spaces for the proposed development, it is not considered that this shortfall would lead to an adverse impact on highway safety. It was noted that parking within street scene of Brian Road wasn't particularly difficult and with a lack of parking restrictions on this street, it is not considered that the proposed addition of a bedroom and the front extensions would have an adverse impact on the highway.
Comments have been received from Harlington Parish Council, who have not objected to the scheme however have raised concerns regarding parking, potential applications under permitted development in the future and the size of the extension. As assessed above, the proposal is not considered to have an adverse impact on the highway, nor the character of the area. Future applications at the site cannot be taken into consideration, however due to the scale of the proposal and the limited constraints of the site, it would not be considered necessary to remove permitted development rights for the property.
A comment from a third party representation was received regarding the foundations of the extensions affecting neighbouring properties, however foundations of the extensions would be a matter for the Building Control stage and a civil matter in terms of any Party Wall Agreement.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and the Central Bedfordshire Design Guide. |
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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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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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