| Informative Notes: | | 1
)Reasons for granting:
The application is for a single storey rear extension. Work has commenced on site so the proposal is partially retrospective. The single storey rear extension in this application would have a depth of 3m, a width of 5.54m and a flat roof height of 3.1m.
The single storey rear extension would be primarily screened from view from the public realm by the existing built form of the dwelling, although there would be oblique and partial views from the corner of Northfields. However, given the nature of the proposal, the subservience to the host dwelling and that it would not be readily visible within the street scene it is not considered that it would have a detrimental visual impact on the character and appearance of the area. The rear extension will be finished in smooth cream render, rather than brick work and therefore the materials would not match the existing dwelling. Render is a design feature of a modern dwelling, and the use of it here would not be considered harmful to the streetscene or surrounding area.
In terms of neighbouring amenity, the proposed rear extension would be set 0.2m from the shared boundary with No.71 Northfields. The rear extension would have a degree of impact to the light of this neighbouring property (rear elevation/rear window). Under Permitted Development a 3m depth extension could be undertaken for this property and given the orientation of the dwellings the proposed 3m depth and 3.1m flat roof height extension would not have any greater impact on loss of light to this neighbour than what can be achieved under Permitted Development. While it is accepted that the proposal would have a relatively large proposed depth given the Permitted Development fallback having the same level of impact this would not be considered so significant to warrant a reason for refusal. On balance, it is not considered that the single storey rear extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour.
The proposed rear extension would be set 1.05m from the shared boundary with No.1 Northfields, which is sited to the east of the site. The proposal would span over half the width along the boundary with this neighbouring property. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties there would be no significant impact on neighbouring amenity. The proposal would insert a new ground floor, kitchen room window on the rear elevation. Given the orientation of the dwellings it is considered that the window would face into the private amenity area of No.1 Northfields. Given the siting of the window on the ground floor rear elevation, views would be similar to those within the existing rear garden, or from the existing kitchen window, and any impact is not considered to be so severe that the application should be refused. The history of the site was considered in the determination of this application, and it is considered that the previous reasons for refusal 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.
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 is for a single storey rear extension. Work has commenced on site so the proposal is partially retrospective. The single storey rear extension in this application would have a depth of 3m, a width of 5.54m and a flat roof height of 3.1m.
The single storey rear extension would be primarily screened from view from the public realm by the existing built form of the dwelling, although there would be oblique and partial views from the corner of Northfields. However, given the nature of the proposal, the subservience to the host dwelling and that it would not be readily visible within the street scene it is not considered that it would have a detrimental visual impact on the character and appearance of the area. The rear extension will be finished in smooth cream render, rather than brick work and therefore the materials would not match the existing dwelling. Render is a design feature of a modern dwelling, and the use of it here would not be considered harmful to the streetscene or surrounding area.
In terms of neighbouring amenity, the proposed rear extension would be set 0.2m from the shared boundary with No.71 Northfields. The rear extension would have a degree of impact to the light of this neighbouring property (rear elevation/rear window). Under Permitted Development a 3m depth extension could be undertaken for this property and given the orientation of the dwellings the proposed 3m depth and 3.1m flat roof height extension would not have any greater impact on loss of light to this neighbour than what can be achieved under Permitted Development. While it is accepted that the proposal would have a relatively large proposed depth given the Permitted Development fallback having the same level of impact this would not be considered so significant to warrant a reason for refusal. On balance, it is not considered that the single storey rear extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour.
The proposed rear extension would be set 1.05m from the shared boundary with No.1 Northfields, which is sited to the east of the site. The proposal would span over half the width along the boundary with this neighbouring property. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties there would be no significant impact on neighbouring amenity. The proposal would insert a new ground floor, kitchen room window on the rear elevation. Given the orientation of the dwellings it is considered that the window would face into the private amenity area of No.1 Northfields. Given the siting of the window on the ground floor rear elevation, views would be similar to those within the existing rear garden, or from the existing kitchen window, and any impact is not considered to be so severe that the application should be refused. The history of the site was considered in the determination of this application, and it is considered that the previous reasons for refusal 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.
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. |
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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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