| Informative Notes: | | 1
)Reasons for granting:
The application site is 5A Flitton Road, Pulloxhill. The host dwelling is a link-detached dwelling and is surrounded by dwellings that vary in scale and design.
The proposed development would include a single storey side extension, loft conversion with dormer and associated external changes.
The proposed side extension would be sited behind the existing garage and as such it would not be visible within the streetscene. The proposed side extension would be deemed a modest and appropriate addition to the host dwelling that would not result in harm to the character and appearance of the area. The proposed side dormer would be set off the shared ridgeline and would appear subservient to the main dwelling. No. 7 Flitton Road benefits from small pitched dormers and as such the proposed dormer would not appear out of character. The proposed white render to the front elevation and side elevation up to the garage would be visible within the streetscene with views along Flitton Road. There are examples within the wider street scene of render and a mix of external finishes to dwellings with predominantly brick and render in the immediate locale. However, whilst the change in external finish would be noticeable it is not considered that it would have a detrimental impact on the character and appearance of the area given the mixed grain of development present. The proposed rooflights would be deemed modest in scale that would result in a sympathetic addition to the host dwelling and would not result in harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed side dormer would be located on the west side of the gable roof and would overlook the side facing gable of neighbouring dwelling No. 5 Flitton Road. The proposed side dormer would most overlook the existing built form of this neighbour and would only have a limited outlook the rear garden of No. 5. As such it is not considered that the proposed side dormer would result in any adverse overlooking to No. 5. The proposed dormer, due to its scale and positioning, is not considered to have an adverse loss of light on No. 5 nor would it have a significant overbearing impact. The roolights are set high within the roof of the host dwelling and the views from the rooflights would provide outlook upwards. As such, it is not considered that the proposed rooflights would result in a detrimental impact to the amenities of No. 5 Flitton Road. The proposed single storey side extension would be sited some 0.4 metres from the shared boundary with No. 5 Flitton Road. Due to its modest projection and single storey nature it is not considered that the proposed side extension would give rise to overlooking concerns, loss of privacy, loss of light, loss of outlook or overbearing concerns. The proposed development would be screened by existing built form of the host dwelling from No. 7 Flitton Road with only views of the 2 x rooflights. The roolights are set high within the roof of the host dwelling and the views from the rooflights would provide outlook upwards. As such, it is not considered that the proposal would result in a detrimental impact on the residential amenities of No. 7.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting:
The application site is 5A Flitton Road, Pulloxhill. The host dwelling is a link-detached dwelling and is surrounded by dwellings that vary in scale and design.
The proposed development would include a single storey side extension, loft conversion with dormer and associated external changes.
The proposed side extension would be sited behind the existing garage and as such it would not be visible within the streetscene. The proposed side extension would be deemed a modest and appropriate addition to the host dwelling that would not result in harm to the character and appearance of the area. The proposed side dormer would be set off the shared ridgeline and would appear subservient to the main dwelling. No. 7 Flitton Road benefits from small pitched dormers and as such the proposed dormer would not appear out of character. The proposed white render to the front elevation and side elevation up to the garage would be visible within the streetscene with views along Flitton Road. There are examples within the wider street scene of render and a mix of external finishes to dwellings with predominantly brick and render in the immediate locale. However, whilst the change in external finish would be noticeable it is not considered that it would have a detrimental impact on the character and appearance of the area given the mixed grain of development present. The proposed rooflights would be deemed modest in scale that would result in a sympathetic addition to the host dwelling and would not result in harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed side dormer would be located on the west side of the gable roof and would overlook the side facing gable of neighbouring dwelling No. 5 Flitton Road. The proposed side dormer would most overlook the existing built form of this neighbour and would only have a limited outlook the rear garden of No. 5. As such it is not considered that the proposed side dormer would result in any adverse overlooking to No. 5. The proposed dormer, due to its scale and positioning, is not considered to have an adverse loss of light on No. 5 nor would it have a significant overbearing impact. The roolights are set high within the roof of the host dwelling and the views from the rooflights would provide outlook upwards. As such, it is not considered that the proposed rooflights would result in a detrimental impact to the amenities of No. 5 Flitton Road. The proposed single storey side extension would be sited some 0.4 metres from the shared boundary with No. 5 Flitton Road. Due to its modest projection and single storey nature it is not considered that the proposed side extension would give rise to overlooking concerns, loss of privacy, loss of light, loss of outlook or overbearing concerns. The proposed development would be screened by existing built form of the host dwelling from No. 7 Flitton Road with only views of the 2 x rooflights. The roolights are set high within the roof of the host dwelling and the views from the rooflights would provide outlook upwards. As such, it is not considered that the proposal would result in a detrimental impact on the residential amenities of No. 7.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
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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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)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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