| Informative Notes: | | 1
)Reasons for Granting
The application site is located outside the defined settlement envelope of Cranfield and comprises a detached two storey dwelling with detached garage building. The dwelling is located within a spacious plot.
Parking is located at the front of the dwelling with access from Rectory Lane.
Planning permission is sought for the demolition of the existing garage and the erection of a replacement outbuilding comprising a garage at ground floor and an office/ store at first floor level with two north-facing dormer windows and two south-facing rooflights. An external staircase and first floor door is proposed on the north-western elevation to allow access to the first floor level.
The existing garage measures 6.2 metres wide x 5.6 metres deep x 3.3 metres high (2.3 metres to eaves level).
The proposed garage will be significantly larger in scale and height, measuring 7.2 metres wide x 6.9 metres deep x 5.88 metres high from ridge to ground level (2.5 metres high to eaves level).
The proposed garage will have a dual-pitched roof in the same orientation as the existing garage.
The CBC Design Guide (2023) (paragraph 11.31.1) states that:
Detached buildings are not normally acceptable at the front of houses because of their dominant impact on the streetscene. They will only be considered acceptable where detached buildings in front gardens form part of the existing character of the street. For instance, where detached buildings were built as part of the original form and
layout of the estate.
The existing dwelling is 7.92 metres high at its highest ridge level (2.49 metres to eaves level). The applicant has submitted a cross-section of the proposal in relation to the existing dwelling which shows that the ridge of the roof will be set down from the ridge of the dwelling. It is acknowledged that the scale and footprint of the new outbuilding will be larger than the existing outbuilding. However, in this instance, given the context of the existing garage along Rectory Road and the set back from the front boundary of some 4 metres, it is considered that the proposed outbuilding will appear subservient to the existing dwelling and will not appear unduly prominent within this part of the streetscene.
The submitted application form and drawings state that the proposed materials will be black stained timber boarding over a brickwork plinth to match the existing dwelling and plain roof tiles to match the existing roof. Powder coated aluminium garage doors and timber personnel doors are proposed with painted timber windows. It is considered that this palette of materials will appear in keeping with the appearance of the existing dwelling and are acceptable within the rural context of the site.
Given the separation distances of approximately 30 metres to the eastern boundary of the site, 55 metres to The Old Barn and Stables, 65 metres to Lake View and 62 metres to The Studio, it is considered that the proposal will not result in an overbearing impact, loss of light of loss of privacy from the proposed dormer windows and external staircase. The proposed dormer windows will be located on the northern elevation of the outbuilding. It is considered that as the building will be an ancillary outbuilding to Spring Cottage, the dormer windows will not result in any increase in overlooking to the dwelling itself.
It is considered necessary to attach a condition restricting the use of the garage to being ancillary to the use of the existing dwelling to ensure that a separate unit of accommodation is not created in the future.
On the basis of the scale and nature of the development, adequate access and parking will be retained at the dwelling.
Cranfield Parish Council have been consulted and raise no objection to the proposal. No comments have been received from neighbouring occupiers.
The CBC Rights of Way Officer has commented that the route of Public Bridleway no. 12, Cranfield runs past the property. This route forms a connection to the Route 51 National Cycle route. The public bridleway will remain unaffected. The applicant should ensure that no vehicles or materials associated with the development, are left on or near the public bridleway, so as to cause any obstruction, inconvenience or hazard to its users at any time. All development should be within the property boundary and a scaffolding licence is required from the CBC Streetworks team should any scaffolding be needed which would overhang or encroach into the width of the bridleway.
Having regard to the above, it is considered that the proposal will not result in an unacceptable impact on the character and appearance of the area, nor on the residential amenities of adjoining occupiers, in accordance with Policies HQ1 and EE5 of the CBLP and Sections 12 and 15 of the NPPF.Reasons for Granting
The application site is located outside the defined settlement envelope of Cranfield and comprises a detached two storey dwelling with detached garage building. The dwelling is located within a spacious plot.
Parking is located at the front of the dwelling with access from Rectory Lane.
Planning permission is sought for the demolition of the existing garage and the erection of a replacement outbuilding comprising a garage at ground floor and an office/ store at first floor level with two north-facing dormer windows and two south-facing rooflights. An external staircase and first floor door is proposed on the north-western elevation to allow access to the first floor level.
The existing garage measures 6.2 metres wide x 5.6 metres deep x 3.3 metres high (2.3 metres to eaves level).
The proposed garage will be significantly larger in scale and height, measuring 7.2 metres wide x 6.9 metres deep x 5.88 metres high from ridge to ground level (2.5 metres high to eaves level).
The proposed garage will have a dual-pitched roof in the same orientation as the existing garage.
The CBC Design Guide (2023) (paragraph 11.31.1) states that:
Detached buildings are not normally acceptable at the front of houses because of their dominant impact on the streetscene. They will only be considered acceptable where detached buildings in front gardens form part of the existing character of the street. For instance, where detached buildings were built as part of the original form and
layout of the estate.
The existing dwelling is 7.92 metres high at its highest ridge level (2.49 metres to eaves level). The applicant has submitted a cross-section of the proposal in relation to the existing dwelling which shows that the ridge of the roof will be set down from the ridge of the dwelling. It is acknowledged that the scale and footprint of the new outbuilding will be larger than the existing outbuilding. However, in this instance, given the context of the existing garage along Rectory Road and the set back from the front boundary of some 4 metres, it is considered that the proposed outbuilding will appear subservient to the existing dwelling and will not appear unduly prominent within this part of the streetscene.
The submitted application form and drawings state that the proposed materials will be black stained timber boarding over a brickwork plinth to match the existing dwelling and plain roof tiles to match the existing roof. Powder coated aluminium garage doors and timber personnel doors are proposed with painted timber windows. It is considered that this palette of materials will appear in keeping with the appearance of the existing dwelling and are acceptable within the rural context of the site.
Given the separation distances of approximately 30 metres to the eastern boundary of the site, 55 metres to The Old Barn and Stables, 65 metres to Lake View and 62 metres to The Studio, it is considered that the proposal will not result in an overbearing impact, loss of light of loss of privacy from the proposed dormer windows and external staircase. The proposed dormer windows will be located on the northern elevation of the outbuilding. It is considered that as the building will be an ancillary outbuilding to Spring Cottage, the dormer windows will not result in any increase in overlooking to the dwelling itself.
It is considered necessary to attach a condition restricting the use of the garage to being ancillary to the use of the existing dwelling to ensure that a separate unit of accommodation is not created in the future.
On the basis of the scale and nature of the development, adequate access and parking will be retained at the dwelling.
Cranfield Parish Council have been consulted and raise no objection to the proposal. No comments have been received from neighbouring occupiers.
The CBC Rights of Way Officer has commented that the route of Public Bridleway no. 12, Cranfield runs past the property. This route forms a connection to the Route 51 National Cycle route. The public bridleway will remain unaffected. The applicant should ensure that no vehicles or materials associated with the development, are left on or near the public bridleway, so as to cause any obstruction, inconvenience or hazard to its users at any time. All development should be within the property boundary and a scaffolding licence is required from the CBC Streetworks team should any scaffolding be needed which would overhang or encroach into the width of the bridleway.
Having regard to the above, it is considered that the proposal will not result in an unacceptable impact on the character and appearance of the area, nor on the residential amenities of adjoining occupiers, in accordance with Policies HQ1 and EE5 of the CBLP and Sections 12 and 15 of the NPPF. |
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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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)The applicant should ensure that no vehicles or materials associated with the development, are left on or near the public bridleway, so as to cause any obstruction, inconvenience or hazard to its users at any time. All development should be within the property boundary and a scaffolding licence is required from the CBC Streetworks team should any scaffolding be needed which would overhang or encroach into the width of the bridleway.The applicant should ensure that no vehicles or materials associated with the development, are left on or near the public bridleway, so as to cause any obstruction, inconvenience or hazard to its users at any time. All development should be within the property boundary and a scaffolding licence is required from the CBC Streetworks team should any scaffolding be needed which would overhang or encroach into the width of the bridleway. |
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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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