| Informative Notes: | | 1
)Reasons for granting:
The application site is located on the western side of the High Street, Wrestlingworth. The site is occupied by a two storey mid terraced dwelling with a single storey flat roofed rear extension. The site is bounded by residential properties to either side, with open countryside to the rear. The dwelling is constructed of facing brick and natural slate tiled roof and brown upvc windows.
A first floor rear flat roofed extension is proposed. Although it will be located to the rear and will not be seen from the High Street, it will be clearly visible from the public footpath to the rear. The appearance of the proposed extension, together with the existing ground floor projection, would be two storey in proportion. Whilst it will be set down and subservient to the main dwelling its scale, massing and design would represent an incongruous form of development which would fail to properly respect the character and appearance of the main pitched roof property. It is acknowledged that the proposal will not be in complete accordance with the adopted design guide, however, it is noted that the other dwellings which form the terrace have been extended with similar styled extensions and this will infill the gap between them. The end terrace No 89 has a flat roofed dormer, and Nos 93 and 95 have flat roofed extensions two storey in height. It is considered that the proposal would be in keeping with the extended dwellings either side and would not look at odds in this instance. As such it is considered that the proposal will not be unduly harmful to the character and appearance of the area. Grey horizontal timber effect cladding is proposed which will appear similar to the dormer at No 89 and a materials condition can be attached.
The proposed extension will result in two first floor bedrooms being retained with the addition of a bathroom. The proposed larger first floor rear bedroom window approx 3m further to the rear will increase the views possible of the adjacent gardens to the rear of the terrace, however given the existing extensions on adjacent properties any rise in overlooking is not considered to be unacceptable. The proposed extension would be similar in depth and height at first floor to those extended dwellings either side. Given the distances and relationships proposed, the first floor extension would not impact on the light or outlook from those adjacent dwellings. No other surrounding properties would be adversely affected.
Following internal rearrangements, the proposal would result in the property remaining two bedroomed. Two on site parking spaces would be required to meet adopted parking standards. It is noted that the red line includes public highway, land registry is not disputed but as public highway this land has highway rights over it. Although it appears that an existing area fronting onto the High Street is being used for parking this would not be considered a parking space as it does not meet adopted parking standards. It is considered that there is currently no on site parking which would meet our parking standards; furthermore, as no additional bedrooms are proposed this would not require additional parking as the parking requirements would be the same.
Neighbouring properties have been consulted on the application and no comments have been received. The Archeology Officer has no comments to make. Wrestlingworth Parish Council was consulted but no comments have been received.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), 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 on the western side of the High Street, Wrestlingworth. The site is occupied by a two storey mid terraced dwelling with a single storey flat roofed rear extension. The site is bounded by residential properties to either side, with open countryside to the rear. The dwelling is constructed of facing brick and natural slate tiled roof and brown upvc windows.
A first floor rear flat roofed extension is proposed. Although it will be located to the rear and will not be seen from the High Street, it will be clearly visible from the public footpath to the rear. The appearance of the proposed extension, together with the existing ground floor projection, would be two storey in proportion. Whilst it will be set down and subservient to the main dwelling its scale, massing and design would represent an incongruous form of development which would fail to properly respect the character and appearance of the main pitched roof property. It is acknowledged that the proposal will not be in complete accordance with the adopted design guide, however, it is noted that the other dwellings which form the terrace have been extended with similar styled extensions and this will infill the gap between them. The end terrace No 89 has a flat roofed dormer, and Nos 93 and 95 have flat roofed extensions two storey in height. It is considered that the proposal would be in keeping with the extended dwellings either side and would not look at odds in this instance. As such it is considered that the proposal will not be unduly harmful to the character and appearance of the area. Grey horizontal timber effect cladding is proposed which will appear similar to the dormer at No 89 and a materials condition can be attached.
The proposed extension will result in two first floor bedrooms being retained with the addition of a bathroom. The proposed larger first floor rear bedroom window approx 3m further to the rear will increase the views possible of the adjacent gardens to the rear of the terrace, however given the existing extensions on adjacent properties any rise in overlooking is not considered to be unacceptable. The proposed extension would be similar in depth and height at first floor to those extended dwellings either side. Given the distances and relationships proposed, the first floor extension would not impact on the light or outlook from those adjacent dwellings. No other surrounding properties would be adversely affected.
Following internal rearrangements, the proposal would result in the property remaining two bedroomed. Two on site parking spaces would be required to meet adopted parking standards. It is noted that the red line includes public highway, land registry is not disputed but as public highway this land has highway rights over it. Although it appears that an existing area fronting onto the High Street is being used for parking this would not be considered a parking space as it does not meet adopted parking standards. It is considered that there is currently no on site parking which would meet our parking standards; furthermore, as no additional bedrooms are proposed this would not require additional parking as the parking requirements would be the same.
Neighbouring properties have been consulted on the application and no comments have been received. The Archeology Officer has no comments to make. Wrestlingworth Parish Council was consulted but no comments have been received.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024). |
| 2
)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. |
| 3
)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). |
| 4
)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. |
| 5
)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 |
|
|---|