| Informative Notes: | | 1
)Reasons for granting:
The application site is located on the eastern side of Glebe Road, Sandy. It is occupied by a two storey semi-detached dwelling constructed of facing brick with hanging tiles at first floor on the front and rear, profiled concrete tiled roof and white upvc windows. The site is sited in an established residential area, bounded by residential properties to either side, and an open space to the rear.
The existing single storey rear extension will be demolished. A single storey side and rear extension with rooflghts is proposed which will be visible in the streetscene from the front and rear. The extension will be set well back from the front elevation and will be subservient to the main dwelling. As such it is considered that the proposal will not be unduly harmful to the character and appearance of the area. A materials condition can be attached.
The two properties most likely to be affected are either side (Nos 24 and 28 Glebe Road). No 24 forms the other half of the semi-detached property and lies to the south. The proposed extension will be similar in depth to that being demolished at approx 2.65m but will be slightly larger in scale and massing due to the different roofshape and height. The plan incorrectly shows the fenestration on the rear of No 24, but it is noted on site it has a ground floor rear kitchen window closest the boundary also served by French doors. Given the modest depth of the extension together with the orientation it is not considered it will result in any undue loss of light or overbearing impact for the occupiers of that dwelling. No 28 is a two storey semi-detached dwelling sited to the north which has been extended with a single storey side and rear extension offset from the boundary by approx 1m. It has a ground floor rear living/ dining room window closest to the shared boundary which is also served by patio doors. The proposed extension would extend to the side with a pitched gable end. Due to the staggered rear building line it will extend out further to the rear of No 28 by approx 4.8m. Although there may be some loss of light to its rear garden closest to the shared boundary, given the extension will be single storey with the roof sloping to the rear, it is not considered it will result in any undue loss of light or overbearing impact for the occupiers of that dwelling. The extension would extend up to the shared boundaries on either side and as such a condition can be attached to ensure it remains blank sided to protect neighbour privacy. No other surrounding properties would be adversely affected.
The extension will be partly located to the side of the dwelling and will reduce the depth of the existing driveway to a length below that required for 2 vehicles tandem parking. A three bedroom dwelling requires 2 spaces. The Highway Officer is satisfied that an additional space can be provided parallel and on the frontage of the property. A pre-commencement condition requiring the provision of the replacement parking space can be attached which the agent has agreed to in writing. On the basis of the scale and nature of the development, adequate access and parking can be provided and controlled through condition.
Neighbouring properties have been consulted on the application and no comments have been received. The Highway Officer as no objection subject to condition. Sandy Town Council were consulted and has no objection to the proposal.
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 eastern side of Glebe Road, Sandy. It is occupied by a two storey semi-detached dwelling constructed of facing brick with hanging tiles at first floor on the front and rear, profiled concrete tiled roof and white upvc windows. The site is sited in an established residential area, bounded by residential properties to either side, and an open space to the rear.
The existing single storey rear extension will be demolished. A single storey side and rear extension with rooflghts is proposed which will be visible in the streetscene from the front and rear. The extension will be set well back from the front elevation and will be subservient to the main dwelling. As such it is considered that the proposal will not be unduly harmful to the character and appearance of the area. A materials condition can be attached.
The two properties most likely to be affected are either side (Nos 24 and 28 Glebe Road). No 24 forms the other half of the semi-detached property and lies to the south. The proposed extension will be similar in depth to that being demolished at approx 2.65m but will be slightly larger in scale and massing due to the different roofshape and height. The plan incorrectly shows the fenestration on the rear of No 24, but it is noted on site it has a ground floor rear kitchen window closest the boundary also served by French doors. Given the modest depth of the extension together with the orientation it is not considered it will result in any undue loss of light or overbearing impact for the occupiers of that dwelling. No 28 is a two storey semi-detached dwelling sited to the north which has been extended with a single storey side and rear extension offset from the boundary by approx 1m. It has a ground floor rear living/ dining room window closest to the shared boundary which is also served by patio doors. The proposed extension would extend to the side with a pitched gable end. Due to the staggered rear building line it will extend out further to the rear of No 28 by approx 4.8m. Although there may be some loss of light to its rear garden closest to the shared boundary, given the extension will be single storey with the roof sloping to the rear, it is not considered it will result in any undue loss of light or overbearing impact for the occupiers of that dwelling. The extension would extend up to the shared boundaries on either side and as such a condition can be attached to ensure it remains blank sided to protect neighbour privacy. No other surrounding properties would be adversely affected.
The extension will be partly located to the side of the dwelling and will reduce the depth of the existing driveway to a length below that required for 2 vehicles tandem parking. A three bedroom dwelling requires 2 spaces. The Highway Officer is satisfied that an additional space can be provided parallel and on the frontage of the property. A pre-commencement condition requiring the provision of the replacement parking space can be attached which the agent has agreed to in writing. On the basis of the scale and nature of the development, adequate access and parking can be provided and controlled through condition.
Neighbouring properties have been consulted on the application and no comments have been received. The Highway Officer as no objection subject to condition. Sandy Town Council were consulted and has no objection to the proposal.
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). |
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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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)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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)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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)NOTES TO APPLICANT
The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk
The applicant is advised that parking for contractor's vehicles and the storage of materials and deliveries associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highwayNOTES TO APPLICANT
The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk
The applicant is advised that parking for contractor's vehicles and the storage of materials and deliveries associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway |
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