| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi detached property located on Hastings Road, Barton-Le-Clay. The surrounding area is characterised by a mixture of paired semi detached properties, with varying levels of additional built form to the rear. The application seeks planning permission for a single storey rear extension to replace the existing conservatory and part removal and part conversion of the garage to a store. The single storey rear extension has a depth of 4.52m, a width of 5.86m and a flat roof height of 3.02m.
The proposed rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
The proposed garage conversion would not lead to any additional built form, as the alterations within this proposal would be internal. The only external changes to the property would be the removal of a garage door on the front elevation and its replacement with two store doors. Due to the modest external scale of the proposal, it is considered that the part conversion and part removal of the garage would not be a visually obtrusive addition to the streetscene, and therefore would not have a detrimental impact on the character and appearance of the surrounding area.
In terms of neighbouring amenity, the proposed rear extension is set 0.2m off the boundary with neighbouring property No.19 Hastings Road. The rear extension would have a degree of impact on the light to this neighbouring property (rear window). While it is accepted that the proposal would have a relatively large proposed depth given the existing conservatory on site and flat roof design of the proposal it 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 is set off the boundary with No.15 Hastings Road. Given the existing built form on site, orientation of the dwellings and single storey nature of the proposal it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbouring property. All other neighbouring properties are considered sufficiently separated.
The existing garage is set near to the garage of an adjacent neighbour (15 Hastings Road) however due to no additional built form being added to the site, it is not expected for this proposal to have any detrimental impact to the residential amenities of this neighbouring property.
The proposal would lead to the loss of a parking space. As shown on plan no.L-02 it demonstrates adequate space for two parking spaces on the hard standing to the front of the property. Therefore adequate parking provision has been provided, and thus the proposal is in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
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 site is a semi detached property located on Hastings Road, Barton-Le-Clay. The surrounding area is characterised by a mixture of paired semi detached properties, with varying levels of additional built form to the rear. The application seeks planning permission for a single storey rear extension to replace the existing conservatory and part removal and part conversion of the garage to a store. The single storey rear extension has a depth of 4.52m, a width of 5.86m and a flat roof height of 3.02m.
The proposed rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
The proposed garage conversion would not lead to any additional built form, as the alterations within this proposal would be internal. The only external changes to the property would be the removal of a garage door on the front elevation and its replacement with two store doors. Due to the modest external scale of the proposal, it is considered that the part conversion and part removal of the garage would not be a visually obtrusive addition to the streetscene, and therefore would not have a detrimental impact on the character and appearance of the surrounding area.
In terms of neighbouring amenity, the proposed rear extension is set 0.2m off the boundary with neighbouring property No.19 Hastings Road. The rear extension would have a degree of impact on the light to this neighbouring property (rear window). While it is accepted that the proposal would have a relatively large proposed depth given the existing conservatory on site and flat roof design of the proposal it 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 is set off the boundary with No.15 Hastings Road. Given the existing built form on site, orientation of the dwellings and single storey nature of the proposal it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbouring property. All other neighbouring properties are considered sufficiently separated.
The existing garage is set near to the garage of an adjacent neighbour (15 Hastings Road) however due to no additional built form being added to the site, it is not expected for this proposal to have any detrimental impact to the residential amenities of this neighbouring property.
The proposal would lead to the loss of a parking space. As shown on plan no.L-02 it demonstrates adequate space for two parking spaces on the hard standing to the front of the property. Therefore adequate parking provision has been provided, and thus the proposal is in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
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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)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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