| Informative Notes: | | Reasons For Granting
The application site forms a detached dwellinghouse, known as Harlington Wood End Farm, in Wood End, a small settlement detached from Tingrith. The application site has no immediate neighbours, and is washed over by the South Bedfordshire Green Belt.
There are no objections to additions to houses in this location in the Green Belt subject to their compliance with planning policies and criteria in respect of extensions to a house in the Green Belt as stated in the NPPF and the Central Bedfordshire Local Plan (2021).
The NPPF states that the Government attaches great importance to Green Belts - the fundamental aim of Green Belt policy being to prevent urban sprawl. New buildings in the Green Belt are not normally acceptable but extensions and alterations to properties are acceptable in principle provided that they do not result in disproportionate additions over and above the size of the original building. As outlined in the Design Guide, Central Bedfordshire Council generally seeks to ensure that the total addition to a house in the Green Belt does not exceed 60% of the original building.
The planning history for the site suggests the dwelling does not benefit from any previous extensions.
Footprint
Footprint of the Original Building = 128.3m2
Existing Extensions = 0m2
Proposed Extensions = 40.9
Cumulative Footprint = 169.2m2
Footprint increase % = 32%
The additions being proposed would be under the 60% new footprint that is normally considered to be acceptable for dwellings in such a Green Belt location. It is considered that the proposal, by virtue of this proportional cumulative footprint, as well as the appropriate design of the proposal, would not result in harm to the South Bedfordshire Green Belt and therefore complies with Section 13 of the National Planning Policy Framework, Policies SP4 of the CBLP (2021) and the CBDG (2023).
The proposal seeks the emolition of existing single storey side extension, and replace with enlarged single storey side extension. The proposed side extension would be considered a subservient scale and suitable design, which would not dominate the host dwelling and would be in keeping with the wider character and appearance of the area. The application site is sufficiently separated from neighbouring dwellings, of which there is no prevailing character nor would the application site be widely visible to the public, other than via a public footpath FP15 which runs along the southern boundary. The side extension would be mostly screened by soft landscaping.
Due to the separation distance from neighbouring dwellings, the proposal would not cause any detrimental impacts to neighbouring amenity by way of loss of light, privacy or overbearing impact.
The proposal would not increase the number of bedrooms, and therefore the parking arrangements remain unchanged.
Overall, the proposal would be considered in accordance with Policy HQ1, SP4, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 12 and 13 of the NPPF (2024) and the Design Guide (2023).Reasons For Granting
The application site forms a detached dwellinghouse, known as Harlington Wood End Farm, in Wood End, a small settlement detached from Tingrith. The application site has no immediate neighbours, and is washed over by the South Bedfordshire Green Belt.
There are no objections to additions to houses in this location in the Green Belt subject to their compliance with planning policies and criteria in respect of extensions to a house in the Green Belt as stated in the NPPF and the Central Bedfordshire Local Plan (2021).
The NPPF states that the Government attaches great importance to Green Belts - the fundamental aim of Green Belt policy being to prevent urban sprawl. New buildings in the Green Belt are not normally acceptable but extensions and alterations to properties are acceptable in principle provided that they do not result in disproportionate additions over and above the size of the original building. As outlined in the Design Guide, Central Bedfordshire Council generally seeks to ensure that the total addition to a house in the Green Belt does not exceed 60% of the original building.
The planning history for the site suggests the dwelling does not benefit from any previous extensions.
Footprint
Footprint of the Original Building = 128.3m2
Existing Extensions = 0m2
Proposed Extensions = 40.9
Cumulative Footprint = 169.2m2
Footprint increase % = 32%
The additions being proposed would be under the 60% new footprint that is normally considered to be acceptable for dwellings in such a Green Belt location. It is considered that the proposal, by virtue of this proportional cumulative footprint, as well as the appropriate design of the proposal, would not result in harm to the South Bedfordshire Green Belt and therefore complies with Section 13 of the National Planning Policy Framework, Policies SP4 of the CBLP (2021) and the CBDG (2023).
The proposal seeks the emolition of existing single storey side extension, and replace with enlarged single storey side extension. The proposed side extension would be considered a subservient scale and suitable design, which would not dominate the host dwelling and would be in keeping with the wider character and appearance of the area. The application site is sufficiently separated from neighbouring dwellings, of which there is no prevailing character nor would the application site be widely visible to the public, other than via a public footpath FP15 which runs along the southern boundary. The side extension would be mostly screened by soft landscaping.
Due to the separation distance from neighbouring dwellings, the proposal would not cause any detrimental impacts to neighbouring amenity by way of loss of light, privacy or overbearing impact.
The proposal would not increase the number of bedrooms, and therefore the parking arrangements remain unchanged.
Overall, the proposal would be considered in accordance with Policy HQ1, SP4, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 12 and 13 of the NPPF (2024) and the Design Guide (2023). |
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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 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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)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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