| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwelling located on Titus Grove, Houghton Regis. No.3 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the conversion of an existing garage into a playroom and the erection of a 1.8 metre high timber boundary fence which includes gates.
The garage conversion would see the replacement of the garage door with a set of four windows which would be well suited to the host dwelling. The timber fence would be visible within the street scene of Titus Grove which does not currently have any similar timber fences visible, however, the application site's positioning within Titus Grove is within a secluded corner that would not be readily visible from many public viewpoints. Therefore, the proposal is not considered to have a significant impact on the character and appearance of the area that would warrant refusal and as such, is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the boundary fence would be well separated from the nearest neighbouring property, 5 Titus Grove, with a separation distance of approximately 2.6 metres. Due to this separation distance, it is not considered that the boundary fence would have a detrimental impact on this neighbouring property. The attached property, 1 Titus Grove, would be further separated from the fence with the main dwelling screening the fence from this property, therefore, it is not considered that the boundary fence would have a detrimental impact on this neighbouring property. All other neighbours are considered sufficiently separated from the boundary fence for there to be any material impact. There are not privacy concerns regarding the installation of the windows on the converted garage as they do not directly face a neighbouring property. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposed boundary fence and gates were not considered to have a detrimental impact on highways safety. The proposal does not lead to any additional bedrooms but would see the removal of any off-street parking through the garage conversion. A replacement parking space has been shown to the side of the converted garage, however, this is not a usable space due to its position making it a triple tandem space which are not supported in our Parking Standards SPD. Despite this, the parking is still considered acceptable due to the two spaces shown in front of the converted garage which would replace the space lost from the garage conversion. As such, the total number of parking spaces has not changed and the number of bedrooms has also not changed, therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Houghton Regis Town Council were consulted as part of this application and raised no objection. Archaeology and Highways were consulted as part of this application and also raised no objection. Natural England were also consulted as part of this application, but no comments were received. The application was subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting
The application site is a two-storey semi-detached dwelling located on Titus Grove, Houghton Regis. No.3 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the conversion of an existing garage into a playroom and the erection of a 1.8 metre high timber boundary fence which includes gates.
The garage conversion would see the replacement of the garage door with a set of four windows which would be well suited to the host dwelling. The timber fence would be visible within the street scene of Titus Grove which does not currently have any similar timber fences visible, however, the application site's positioning within Titus Grove is within a secluded corner that would not be readily visible from many public viewpoints. Therefore, the proposal is not considered to have a significant impact on the character and appearance of the area that would warrant refusal and as such, is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the boundary fence would be well separated from the nearest neighbouring property, 5 Titus Grove, with a separation distance of approximately 2.6 metres. Due to this separation distance, it is not considered that the boundary fence would have a detrimental impact on this neighbouring property. The attached property, 1 Titus Grove, would be further separated from the fence with the main dwelling screening the fence from this property, therefore, it is not considered that the boundary fence would have a detrimental impact on this neighbouring property. All other neighbours are considered sufficiently separated from the boundary fence for there to be any material impact. There are not privacy concerns regarding the installation of the windows on the converted garage as they do not directly face a neighbouring property. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposed boundary fence and gates were not considered to have a detrimental impact on highways safety. The proposal does not lead to any additional bedrooms but would see the removal of any off-street parking through the garage conversion. A replacement parking space has been shown to the side of the converted garage, however, this is not a usable space due to its position making it a triple tandem space which are not supported in our Parking Standards SPD. Despite this, the parking is still considered acceptable due to the two spaces shown in front of the converted garage which would replace the space lost from the garage conversion. As such, the total number of parking spaces has not changed and the number of bedrooms has also not changed, therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Houghton Regis Town Council were consulted as part of this application and raised no objection. Archaeology and Highways were consulted as part of this application and also raised no objection. Natural England were also consulted as part of this application, but no comments were received. The application was subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
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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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)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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)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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)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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