| Informative Notes: | | 1
)Reasons for Granting:
The application site relates to a detached bungalow located to the southern side of Pix Road within the settlement of Stotfold. The site comprises of the dwelling and its residential curtilage, which includes a garden area to the rear of the property and a hardstanding parking area to the front of the dwelling. The site is flat and is bounded by high-level close boarded timber fencing to the rear and a low brick wall to the front. The property is constructed of facing yellow brickwork with white uPVC and aluminium fenestration and a tiled hipped roof. The property includes a flat roof integral garage.
Planning permission is sought for a loft conversion with alterations to the roof line and roof ridge height, the installation of front dormer windows and front, side and rear rooflights. The proposal also includes the conversion of the integral garage into habitable accommodation, the erection of a front porch and other minor alterations such as the extension of the existing vehicular crossover and enlargement of the existing driveway. The extensions are proposed to be constructed of matching materials (brickwork, plain tiles and uPVC fenestration).
This part of Pix Road is a residential area characterised by a mix of both single-storey and two-storey detached properties. The application property is set within a row of three bungalows of similar scale and design. To facilitate adequate internal headspace within the first floor, the roof ridge of the dwelling is proposed to be raised by approximately 0.5m and the roof is also proposed to be extended across over the existing flat roof garage and porch, creating one single roof form. The crown roof with a flat roof within the centre is not a roof form generally supported by the design principles set out within the Central Bedfordshire Design Guide and would also disrupt the uniformity between the three bungalows which are of similar roof height and design. However, given that the area of flat roof is relatively small and that the proposed roof form would consolidate the different hipped and flat roofs of varying heights into one more coherent roof design, on balance, it is not considered that the proposed roof form would have an unacceptably harmful impact on the character and appearance of the area. The proposal also includes the addition of a flat roof front dormer and it is noted that there are no other examples of similar front dormers within the surrounding street scene, other than 1 Pix Road directly opposite the site. However, the front dormer would be well-proportioned as it would be set back from the eaves and set down from the roof ridge and therefore sits comfortably within the roof slope without appearing unduly bulky or resulting in a top-heavy appearance to the property. Given this, it is not considered that the front dormer would appear unduly prominent or result in visual harm to the character of the surrounding street scene. The proposal also includes the installation of one front rooflight, one additional side rooflight and two new rear rooflights and given their low profile within the roof slope, they are not considered to materially impact the character and appearance of the wider area. An open-framed porch is proposed to be erected to the front of the dwelling and is considered to be of a modest scale and appropriate design and would not dominate the front of the property nor appear incongruous within the surrounding street scene. The proposed conversion of the garage to habitable space and the removal of the garage door and its replacement with a window is also not considered to have a harmful impact on the visual character of the surrounding area. All other minor alterations such as changes to the fenestration layout and extension of the driveway are not considered to materially impact the character and appearance of the area. As such, the proposal is considered to have an acceptable visual impact in accordance with Policy HQ1 of the CBLP, Section 11 of the CBDG and Section 12 of the NPPF.
The proposal initially included the erection of a rear dormer serving the master bedroom within the roof space. Following a site visit, it was noted that the application property has a shallow garden, measuring between 5.5-9m in depth and backs on to the rear gardens of properties along Hitchin Road and Highbush Road. There was particular concern regarding the field of view that could be achieved from the rear dormer window of the rear garden area of 2 and 4 Highbush Road, given the close proximity and orientation with the garden areas of these neighbouring properties. These concerns were raised to the applicant and the applicant has opted to replace the large rear dormer window with two smaller rooflights, as shown on revised plan M25-9121:04B. The rear rooflights would remain to serve a bedroom, however, given the angle of the roof and the position of the roof lights high up in the roof, it is considered that they would not result in the same degree of potential overlooking as the rear dormer window, and not of the extent that would result in a harmful loss of privacy to neighbouring occupiers, specifically those at 2 and 4 Highbush Road. Therefore, on balance, this element of the proposal is considered to have an acceptable neighbour amenity impact. It is, however, considered both reasonable and necessary to remove permitted development rights for rear dormers under Class B of The Town and Country Planning (General Permitted Development) (England) Order 2015 in the interests of safeguarding the privacy of adjacent neighbouring occupiers. The additional rooflight within the western side of the roof would serve an en-suite bathroom, which is not a habitable room, and would not directly face any openings within the adjacent property, 2 Pix Road. Given the separation distance of approximately 24m to neighbouring properties to the northern side of Pix Road (No. 1 and 3), it is not considered that the front dormer window and front rooflight would give rise to any harmful overlooking. Given the aforementioned separation distance, the new utility room window and front door with side windows within the front elevation of the property would also not result in any adverse overlooking of these neighbouring properties. There would be a new window installed within the western side elevation, however, this is proposed to be an obscure-glazed bathroom window and views towards 2 Pix Road would also be screened by existing fencing along the shared boundary and so no harmful overlooking would arise. The front porch would be modest in scale and would not project significantly beyond the front of adjacent properties and therefore would not result in any adverse loss of light or overbearing impact. The front dormer is also of a small scale and set within the front roof away from the shared boundaries and so would not give rise to any loss of light or overbearing impact for neighbouring occupiers. The alterations to the roof, specifically the raising of the roof ridge and extension over the existing flat roofs, would increase its overall massing, however, the roof would not project any further beyond the front and rear building line of the adjacent properties of 2 and 6 Pix Road and so would not adversely affect light to front and rear openings of these properties. The additional massing of the roof would predominantly be on the side closest to 2 Pix Road, however, there are no rooflights within the roof of this neighbouring property opposite the roof extension, and it is not considered that there would be any harmful loss of light to ground floor side windows within 2 Pix Road over and above the existing situation. Overall, the proposal is considered to have an acceptable neighbour amenity impact, in accordance with Policy HQ1 of the CBLP, Section 11 of the CBDG and Section 12 of the NPPF.
The existing property is a two-bedroom dwelling and the proposed loft conversion would accommodate an additional bedroom at first floor level, increasing the total number of bedrooms to three. The proposal also involves the conversion of the existing integral garage into habitable accommodation. As set out within the Parking Standards for New Developments SPD, the required parking provision for a three-bedroom property is two off-road parking spaces. There is an existing hardstanding parking area in front of the garage providing one parking space. The proposal involves the enlargement of this parking area to provide an additional parking space in front of the dwelling, along with the widening of the existing vehicular crossover. As such, the proposed parking provision for the property would be in line with current parking standards and the Highway Officer has raised no objection accordingly. The dimensions and layout of the parking spaces shown on drawing number M25-9121:03B are also in accordance with the Parking Standards SPD. The Highway Officer has advised that as the access would be widened to more than 6.0m, the applicant would be required to enter into a Section 278 Agreement for highway works and an informative note will be attached to advise the applicant of this. The Highway Officer has also recommended a condition requiring the parking area to be surfaced in stable and durable materials with provision for surface water drainage prior to the premises being occupied. As identified on drawing number M25-9121:03B, the enlarged driveway would be constructed of permeable paving which is a stable and bound material and would also allow surface water to drain away within the site rather than discharge to the highway. As such, the surfacing material is considered suitable and so it would not be necessary to require the submission and approval of surfacing materials by condition. Overall, the proposal is considered acceptable in terms of parking and highway safety, in accordance with Policies T2 and T3 of the CBLP, Section 9 of the NPPF and the Parking Standards for New Developments SPD.
Occupiers of neighbouring properties and Stotfold Town Council have been consulted on this application. The Town Council have not commented on the proposal and no representations from neighbouring occupiers or other third parties have been received.
Overall, it is considered that the proposed development would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD, and Sections 9 and 12 of the National Planning Policy Framework (2024).Reasons for Granting:
The application site relates to a detached bungalow located to the southern side of Pix Road within the settlement of Stotfold. The site comprises of the dwelling and its residential curtilage, which includes a garden area to the rear of the property and a hardstanding parking area to the front of the dwelling. The site is flat and is bounded by high-level close boarded timber fencing to the rear and a low brick wall to the front. The property is constructed of facing yellow brickwork with white uPVC and aluminium fenestration and a tiled hipped roof. The property includes a flat roof integral garage.
Planning permission is sought for a loft conversion with alterations to the roof line and roof ridge height, the installation of front dormer windows and front, side and rear rooflights. The proposal also includes the conversion of the integral garage into habitable accommodation, the erection of a front porch and other minor alterations such as the extension of the existing vehicular crossover and enlargement of the existing driveway. The extensions are proposed to be constructed of matching materials (brickwork, plain tiles and uPVC fenestration).
This part of Pix Road is a residential area characterised by a mix of both single-storey and two-storey detached properties. The application property is set within a row of three bungalows of similar scale and design. To facilitate adequate internal headspace within the first floor, the roof ridge of the dwelling is proposed to be raised by approximately 0.5m and the roof is also proposed to be extended across over the existing flat roof garage and porch, creating one single roof form. The crown roof with a flat roof within the centre is not a roof form generally supported by the design principles set out within the Central Bedfordshire Design Guide and would also disrupt the uniformity between the three bungalows which are of similar roof height and design. However, given that the area of flat roof is relatively small and that the proposed roof form would consolidate the different hipped and flat roofs of varying heights into one more coherent roof design, on balance, it is not considered that the proposed roof form would have an unacceptably harmful impact on the character and appearance of the area. The proposal also includes the addition of a flat roof front dormer and it is noted that there are no other examples of similar front dormers within the surrounding street scene, other than 1 Pix Road directly opposite the site. However, the front dormer would be well-proportioned as it would be set back from the eaves and set down from the roof ridge and therefore sits comfortably within the roof slope without appearing unduly bulky or resulting in a top-heavy appearance to the property. Given this, it is not considered that the front dormer would appear unduly prominent or result in visual harm to the character of the surrounding street scene. The proposal also includes the installation of one front rooflight, one additional side rooflight and two new rear rooflights and given their low profile within the roof slope, they are not considered to materially impact the character and appearance of the wider area. An open-framed porch is proposed to be erected to the front of the dwelling and is considered to be of a modest scale and appropriate design and would not dominate the front of the property nor appear incongruous within the surrounding street scene. The proposed conversion of the garage to habitable space and the removal of the garage door and its replacement with a window is also not considered to have a harmful impact on the visual character of the surrounding area. All other minor alterations such as changes to the fenestration layout and extension of the driveway are not considered to materially impact the character and appearance of the area. As such, the proposal is considered to have an acceptable visual impact in accordance with Policy HQ1 of the CBLP, Section 11 of the CBDG and Section 12 of the NPPF.
The proposal initially included the erection of a rear dormer serving the master bedroom within the roof space. Following a site visit, it was noted that the application property has a shallow garden, measuring between 5.5-9m in depth and backs on to the rear gardens of properties along Hitchin Road and Highbush Road. There was particular concern regarding the field of view that could be achieved from the rear dormer window of the rear garden area of 2 and 4 Highbush Road, given the close proximity and orientation with the garden areas of these neighbouring properties. These concerns were raised to the applicant and the applicant has opted to replace the large rear dormer window with two smaller rooflights, as shown on revised plan M25-9121:04B. The rear rooflights would remain to serve a bedroom, however, given the angle of the roof and the position of the roof lights high up in the roof, it is considered that they would not result in the same degree of potential overlooking as the rear dormer window, and not of the extent that would result in a harmful loss of privacy to neighbouring occupiers, specifically those at 2 and 4 Highbush Road. Therefore, on balance, this element of the proposal is considered to have an acceptable neighbour amenity impact. It is, however, considered both reasonable and necessary to remove permitted development rights for rear dormers under Class B of The Town and Country Planning (General Permitted Development) (England) Order 2015 in the interests of safeguarding the privacy of adjacent neighbouring occupiers. The additional rooflight within the western side of the roof would serve an en-suite bathroom, which is not a habitable room, and would not directly face any openings within the adjacent property, 2 Pix Road. Given the separation distance of approximately 24m to neighbouring properties to the northern side of Pix Road (No. 1 and 3), it is not considered that the front dormer window and front rooflight would give rise to any harmful overlooking. Given the aforementioned separation distance, the new utility room window and front door with side windows within the front elevation of the property would also not result in any adverse overlooking of these neighbouring properties. There would be a new window installed within the western side elevation, however, this is proposed to be an obscure-glazed bathroom window and views towards 2 Pix Road would also be screened by existing fencing along the shared boundary and so no harmful overlooking would arise. The front porch would be modest in scale and would not project significantly beyond the front of adjacent properties and therefore would not result in any adverse loss of light or overbearing impact. The front dormer is also of a small scale and set within the front roof away from the shared boundaries and so would not give rise to any loss of light or overbearing impact for neighbouring occupiers. The alterations to the roof, specifically the raising of the roof ridge and extension over the existing flat roofs, would increase its overall massing, however, the roof would not project any further beyond the front and rear building line of the adjacent properties of 2 and 6 Pix Road and so would not adversely affect light to front and rear openings of these properties. The additional massing of the roof would predominantly be on the side closest to 2 Pix Road, however, there are no rooflights within the roof of this neighbouring property opposite the roof extension, and it is not considered that there would be any harmful loss of light to ground floor side windows within 2 Pix Road over and above the existing situation. Overall, the proposal is considered to have an acceptable neighbour amenity impact, in accordance with Policy HQ1 of the CBLP, Section 11 of the CBDG and Section 12 of the NPPF.
The existing property is a two-bedroom dwelling and the proposed loft conversion would accommodate an additional bedroom at first floor level, increasing the total number of bedrooms to three. The proposal also involves the conversion of the existing integral garage into habitable accommodation. As set out within the Parking Standards for New Developments SPD, the required parking provision for a three-bedroom property is two off-road parking spaces. There is an existing hardstanding parking area in front of the garage providing one parking space. The proposal involves the enlargement of this parking area to provide an additional parking space in front of the dwelling, along with the widening of the existing vehicular crossover. As such, the proposed parking provision for the property would be in line with current parking standards and the Highway Officer has raised no objection accordingly. The dimensions and layout of the parking spaces shown on drawing number M25-9121:03B are also in accordance with the Parking Standards SPD. The Highway Officer has advised that as the access would be widened to more than 6.0m, the applicant would be required to enter into a Section 278 Agreement for highway works and an informative note will be attached to advise the applicant of this. The Highway Officer has also recommended a condition requiring the parking area to be surfaced in stable and durable materials with provision for surface water drainage prior to the premises being occupied. As identified on drawing number M25-9121:03B, the enlarged driveway would be constructed of permeable paving which is a stable and bound material and would also allow surface water to drain away within the site rather than discharge to the highway. As such, the surfacing material is considered suitable and so it would not be necessary to require the submission and approval of surfacing materials by condition. Overall, the proposal is considered acceptable in terms of parking and highway safety, in accordance with Policies T2 and T3 of the CBLP, Section 9 of the NPPF and the Parking Standards for New Developments SPD.
Occupiers of neighbouring properties and Stotfold Town Council have been consulted on this application. The Town Council have not commented on the proposal and no representations from neighbouring occupiers or other third parties have been received.
Overall, it is considered that the proposed development would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD, and Sections 9 and 12 of the National Planning Policy Framework (2024). |
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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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)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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)The applicant is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to follow this link on the Council website http://www.centralbedfordshire.gov.uk/transport/request/dropped-kerb.aspx or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration.The applicant is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to follow this link on the Council website http://www.centralbedfordshire.gov.uk/transport/request/dropped-kerb.aspx or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration. |
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)The applicant is advised that parking for contractor's vehicles and the storage of materials 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.
The applicant is advised that in order to comply with Condition 4 of this permission it will be necessary for the developer of the site to enter into an agreement with Central Bedfordshire Council as Highway Authority under Section 278 of the Highways Act 1980 to ensure the satisfactory completion of the access and associated road improvements. You are advised to contact the Highways Agreements Officer, Community Services, Central Bedfordshire Council, Priory House, Monks Walk, Chicksands, Shefford SG17 5TQ. E-mail highwaysagreements@centralbedfordshire.gov.uk.The applicant is advised that parking for contractor's vehicles and the storage of materials 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.
The applicant is advised that in order to comply with Condition 4 of this permission it will be necessary for the developer of the site to enter into an agreement with Central Bedfordshire Council as Highway Authority under Section 278 of the Highways Act 1980 to ensure the satisfactory completion of the access and associated road improvements. You are advised to contact the Highways Agreements Officer, Community Services, Central Bedfordshire Council, Priory House, Monks Walk, Chicksands, Shefford SG17 5TQ. E-mail highwaysagreements@centralbedfordshire.gov.uk. |
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