| Informative Notes: | | 1
)Reasons for granting:
The application site is 112 Spinney Crescent. the host dwelling is a semi-detached dwelling and is surrounded by dwellings that are similar in scale and design.
The proposed development would include single storey side and rear extensions.
The proposed single storey side extension would be highly visible within the street scene, with views along Spinner Crescent, however due to its appropriate design and siting it would not have a detrimental impact on the character and appearance of the area. The proposed single storey rear extension would be sited to the rear of the main dwelling and as such it would not be visible within the streetscene. Overall, the proposed development would not result in a detrimental impact to the character and appearance of the dwelling or the wider area.
In terms of impact on neighbouring amenity, the proposed single storey side extension would be sited adjacent to the shared boundary with No. 110 Spinney Crescent. There is existing side built form at the application site. The proposed side extension would have a similar depth and width, whilst the height of the extension would be greater than the existing side built form due to the side extension detailing a sloping pitched roof as well as it having a similar scale to existing built form (in relation to width and depth) it is considered on balance that the proposed side extension would not result in a detrimental harm to the amenities of the occupants at No. 110. The proposed single storey rear extension would adjoin the side extension forming an L-shape along the boundary with No. 110. However, there would be a separation distance of some 2.5 metres from the rear extension and the shared boundary of No. 110. As such, it is not considered that the rear extension would result in an adverse impact to the amenities of No. 110. With regards to No. 114 Spinney Crescent, the proposed side extension would be screened by the proposed rear extension. Given this it is not considered that the side extension element of the proposal would result in a significant harm to the amenities of the occupants at No. 110.
The proposed single storey rear extension would be sited adjacent to the shared boundary with No. 114. The proposed rear extension would have a depth of some 2.4 metres and an overall height of some 3.1 metres. There is existing rear built form at the host dwelling which the proposed rear extension would adjoin to. No. 114 has a rear window and the proposed rear extension would result in a minor loss of light to this window. However, the existing rear extension at the host dwelling has an overall height of some 3.8 metres (at the highest point of the roof). The proposed development would result in a height reduction of some 0.7 metres. Moreover, there is already considered to be some loss of light to this neighbour from the existing rear built form and existing boundary treatment in respect of a 1.8 metres wall. In addition, whilst the single storey rear extension cannot be implemented under permitted development as it would adjoin to an existing rear built form and the proposed single storey side extension, projections of 3 metres along a shared boundary under permitted development are commonplace. Having regard to the above, it is considered on balance that the proposal would not result in a detrimental overbearingness or loss of light to No. 114 Spinney Crescent. Neighbouring dwellings numbers: 91 and 93 Drovers Way would be sited to the side / rear of the site and would be sufficiently separated from the proposal. Moreover, the proposed development single storey nature would therefore not give rise to overlooking impacts.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
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, would not have a detrimental impact on the character and appearance of the area and is acceptable in terms of highway safety as parking at the site would not be impacted. 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 112 Spinney Crescent. the host dwelling is a semi-detached dwelling and is surrounded by dwellings that are similar in scale and design.
The proposed development would include single storey side and rear extensions.
The proposed single storey side extension would be highly visible within the street scene, with views along Spinner Crescent, however due to its appropriate design and siting it would not have a detrimental impact on the character and appearance of the area. The proposed single storey rear extension would be sited to the rear of the main dwelling and as such it would not be visible within the streetscene. Overall, the proposed development would not result in a detrimental impact to the character and appearance of the dwelling or the wider area.
In terms of impact on neighbouring amenity, the proposed single storey side extension would be sited adjacent to the shared boundary with No. 110 Spinney Crescent. There is existing side built form at the application site. The proposed side extension would have a similar depth and width, whilst the height of the extension would be greater than the existing side built form due to the side extension detailing a sloping pitched roof as well as it having a similar scale to existing built form (in relation to width and depth) it is considered on balance that the proposed side extension would not result in a detrimental harm to the amenities of the occupants at No. 110. The proposed single storey rear extension would adjoin the side extension forming an L-shape along the boundary with No. 110. However, there would be a separation distance of some 2.5 metres from the rear extension and the shared boundary of No. 110. As such, it is not considered that the rear extension would result in an adverse impact to the amenities of No. 110. With regards to No. 114 Spinney Crescent, the proposed side extension would be screened by the proposed rear extension. Given this it is not considered that the side extension element of the proposal would result in a significant harm to the amenities of the occupants at No. 110.
The proposed single storey rear extension would be sited adjacent to the shared boundary with No. 114. The proposed rear extension would have a depth of some 2.4 metres and an overall height of some 3.1 metres. There is existing rear built form at the host dwelling which the proposed rear extension would adjoin to. No. 114 has a rear window and the proposed rear extension would result in a minor loss of light to this window. However, the existing rear extension at the host dwelling has an overall height of some 3.8 metres (at the highest point of the roof). The proposed development would result in a height reduction of some 0.7 metres. Moreover, there is already considered to be some loss of light to this neighbour from the existing rear built form and existing boundary treatment in respect of a 1.8 metres wall. In addition, whilst the single storey rear extension cannot be implemented under permitted development as it would adjoin to an existing rear built form and the proposed single storey side extension, projections of 3 metres along a shared boundary under permitted development are commonplace. Having regard to the above, it is considered on balance that the proposal would not result in a detrimental overbearingness or loss of light to No. 114 Spinney Crescent. Neighbouring dwellings numbers: 91 and 93 Drovers Way would be sited to the side / rear of the site and would be sufficiently separated from the proposal. Moreover, the proposed development single storey nature would therefore not give rise to overlooking impacts.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
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, would not have a detrimental impact on the character and appearance of the area and is acceptable in terms of highway safety as parking at the site would not be impacted. 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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)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. |
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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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