| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwelling located on Orchard Close, Meppershall. No.1 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of a garage conversion which would see the installation of windows on the front elevation and replacement of the existing flat roof, with a pitched roof. The redesign of the roof would see the eaves height lowered to 2.8 metres and the maximum height increase to 3.6 metres.
The proposal would not result in an increase in the properties footprint, but the installation of the windows on the front elevation and redesign of the roof would be readily visible within the street scene of Orchard Close. The insertion of the windows would be considered a minor alteration that would not have a material impact on the character and appearance of the area. The redesign of the roof would be considered a positive alteration through the replacement of the visible flat roof. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, there are no privacy concerns regarding the installation of the windows on the front elevation as they do not directly look into any neighbouring properties. The additional height of the new roof is not considered to have a detrimental impact on residential amenities as it is separated by over 5 metres to the nearest neighbouring property, 24 Shefford Road, and is a relatively minor increase. The alterations to the front of the property would be visible from a number of properties on Orchard Close, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal does not lead to any additional bedrooms but would see the removal of an off-street parking space through the garage conversion, however, sufficient space has been retained on the driveway to facilitate 2 parking spaces which meets the requirements for a 3-bedroom property. Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Meppershall Parish Council were consulted as part of this application, but no comments were received. The application was also subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting
The application site is a two-storey semi-detached dwelling located on Orchard Close, Meppershall. No.1 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of a garage conversion which would see the installation of windows on the front elevation and replacement of the existing flat roof, with a pitched roof. The redesign of the roof would see the eaves height lowered to 2.8 metres and the maximum height increase to 3.6 metres.
The proposal would not result in an increase in the properties footprint, but the installation of the windows on the front elevation and redesign of the roof would be readily visible within the street scene of Orchard Close. The insertion of the windows would be considered a minor alteration that would not have a material impact on the character and appearance of the area. The redesign of the roof would be considered a positive alteration through the replacement of the visible flat roof. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, there are no privacy concerns regarding the installation of the windows on the front elevation as they do not directly look into any neighbouring properties. The additional height of the new roof is not considered to have a detrimental impact on residential amenities as it is separated by over 5 metres to the nearest neighbouring property, 24 Shefford Road, and is a relatively minor increase. The alterations to the front of the property would be visible from a number of properties on Orchard Close, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal does not lead to any additional bedrooms but would see the removal of an off-street parking space through the garage conversion, however, sufficient space has been retained on the driveway to facilitate 2 parking spaces which meets the requirements for a 3-bedroom property. Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Meppershall Parish Council were consulted as part of this application, but no comments were received. The application was also subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
| 2
)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. |
| 3
)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). |
| 4
)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 |
|
|---|