| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey detached dwelling located on Nursery Close in Biggleswade. The proposal consists of a first floor extension to the front of the dwelling, a single storey front porch and alterations to existing windows and doors. The remaining flat roof of the front projection would be changed to a hipped roof to match the proposed extensions.
The proposed first floor extension would measure 4.2 meters in width and 2.8 meters in depth. The height of the eaves would be the same height as the existing house, however the roof ridge would be 1 metre lower, with a hipped roof to reduce harm in terms of bulk and massing. The proposed front porch would measure 2.7 metres in width and 3.4 metres in depth to the roof canopy, with a maximum height of 3.4 metres.
The proposal would be visible within the street scene and has been amended though the application to be reduced in width and height to create a subservient, appropriately proportioned addition to the existing dwellinghouse. The proposal would result in a relatively modest addition with the proposed materials to match the existing dwellinghouse. As a result, the proposal would not be harmful to the character and appearance of the original dwelling or the surrounding area.
In terms of neighbouring amenity, the proposed first floor extension would be sited approximately 2 metres from the shared boundary with No.2 Sandy View. Due to this separation, the scale of the development and the proposed roof form, it would not result in a significant loss of light to this neighbouring dwelling. The proposed window in the side elevation would serve the en-suite and would be conditioned to be obscurely glazed to reduce any loss of privacy. The proposed front porch would be screened by the existing built form. All other properties would be sufficiently separated from the proposal and would not be detrimentally impacted.
The submitted plans show that the development would decrease the number of bedrooms from four to three, however it is considered that there is sufficient parking retained at the application site on a like-for-like basis.
Biggleswade Town Council were consulted on this application and raised no objection. 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 and T3 of the Central Bedfordshire Local Plan, Policy BPD3 of the Biggleswade Neighbourhood Plan (2022), Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site is a two-storey detached dwelling located on Nursery Close in Biggleswade. The proposal consists of a first floor extension to the front of the dwelling, a single storey front porch and alterations to existing windows and doors. The remaining flat roof of the front projection would be changed to a hipped roof to match the proposed extensions.
The proposed first floor extension would measure 4.2 meters in width and 2.8 meters in depth. The height of the eaves would be the same height as the existing house, however the roof ridge would be 1 metre lower, with a hipped roof to reduce harm in terms of bulk and massing. The proposed front porch would measure 2.7 metres in width and 3.4 metres in depth to the roof canopy, with a maximum height of 3.4 metres.
The proposal would be visible within the street scene and has been amended though the application to be reduced in width and height to create a subservient, appropriately proportioned addition to the existing dwellinghouse. The proposal would result in a relatively modest addition with the proposed materials to match the existing dwellinghouse. As a result, the proposal would not be harmful to the character and appearance of the original dwelling or the surrounding area.
In terms of neighbouring amenity, the proposed first floor extension would be sited approximately 2 metres from the shared boundary with No.2 Sandy View. Due to this separation, the scale of the development and the proposed roof form, it would not result in a significant loss of light to this neighbouring dwelling. The proposed window in the side elevation would serve the en-suite and would be conditioned to be obscurely glazed to reduce any loss of privacy. The proposed front porch would be screened by the existing built form. All other properties would be sufficiently separated from the proposal and would not be detrimentally impacted.
The submitted plans show that the development would decrease the number of bedrooms from four to three, however it is considered that there is sufficient parking retained at the application site on a like-for-like basis.
Biggleswade Town Council were consulted on this application and raised no objection. 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 and T3 of the Central Bedfordshire Local Plan, Policy BPD3 of the Biggleswade Neighbourhood Plan (2022), Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (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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)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 Council's website:
www.centralbedfordshire.gov.ukPlease 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 Council's 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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