| Informative Notes: | | 1
)Reasons for granting:
The application site is a terraced property located on Ashwell Street, Leighton Buzzard. The application seeks planning permission for a single storey rear extension and internal alterations. The proposed rear extension in this application has a proposed depth of 6.4m, an overall width of 3.95m and a flat roof height of 3.25m.
The proposed single storey rear extension, in its entirety, would form a deep and considerable extension to the existing dwelling. However, the demolition of the existing built form, cumulatively, would result in a rationalisation of the built form of the host dwellinghouse. Further to this, the proposal would appear subservient when viewed in the context of the existing built form. Therefore, on balance, the proposed single storey rear extension would form an acceptable addition at the application site, which would not result in any harmful impact on the character and appearance of the area. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
In terms of neighbouring amenity, the proposed rear extension would be set on the boundary with No.18 Ashwell Street. The extension would not significantly surpass the existing built form on site however there would be an approx 0.41m increase in height. The single storey rear extension would have a limited impact on the light to this neighbouring properties rear elevation. However, given the existing built form on site and flat roof design of the proposal it would not be considered so significant to warrant a reason for refusal. It is not considered the proposal would result in any loss of privacy or overbearing impact to this neighbour.
The proposed rear extension is set marginally off the boundary with No.22 Ashwell Street. The single storey rear extension would have a limited impact on the light to this neighbouring properties rear window. The rear extension would be staggered with 2.23m of the proposal set close to the boundary with the rest of the proposal set 0.71m off the boundary which creates visual separation between the bulk of the new extension and the existing boundary treatment. Properties in this location can benefit from 3m extensions under permitted development. Although there would be some loss of light to this neighbour's window, it is not considered that the impact would be so detrimental to warrant a reason for refusal due to the height of the proposed extension and a large part of this extension now being set off the boundary. The history of the site was considered in the determination of this application, and it is considered that the previous concerns have been overcome.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representations were received, the Town Council raised no objections.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF.Reasons for granting:
The application site is a terraced property located on Ashwell Street, Leighton Buzzard. The application seeks planning permission for a single storey rear extension and internal alterations. The proposed rear extension in this application has a proposed depth of 6.4m, an overall width of 3.95m and a flat roof height of 3.25m.
The proposed single storey rear extension, in its entirety, would form a deep and considerable extension to the existing dwelling. However, the demolition of the existing built form, cumulatively, would result in a rationalisation of the built form of the host dwellinghouse. Further to this, the proposal would appear subservient when viewed in the context of the existing built form. Therefore, on balance, the proposed single storey rear extension would form an acceptable addition at the application site, which would not result in any harmful impact on the character and appearance of the area. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
In terms of neighbouring amenity, the proposed rear extension would be set on the boundary with No.18 Ashwell Street. The extension would not significantly surpass the existing built form on site however there would be an approx 0.41m increase in height. The single storey rear extension would have a limited impact on the light to this neighbouring properties rear elevation. However, given the existing built form on site and flat roof design of the proposal it would not be considered so significant to warrant a reason for refusal. It is not considered the proposal would result in any loss of privacy or overbearing impact to this neighbour.
The proposed rear extension is set marginally off the boundary with No.22 Ashwell Street. The single storey rear extension would have a limited impact on the light to this neighbouring properties rear window. The rear extension would be staggered with 2.23m of the proposal set close to the boundary with the rest of the proposal set 0.71m off the boundary which creates visual separation between the bulk of the new extension and the existing boundary treatment. Properties in this location can benefit from 3m extensions under permitted development. Although there would be some loss of light to this neighbour's window, it is not considered that the impact would be so detrimental to warrant a reason for refusal due to the height of the proposed extension and a large part of this extension now being set off the boundary. The history of the site was considered in the determination of this application, and it is considered that the previous concerns have been overcome.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representations were received, the Town Council raised no objections.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF. |
| 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
)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. |
| 4
)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). |
| 5
)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. |
| 6
)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 |
|
|---|