| Informative Notes: | | 1
)The site comprises a two storey semi-detached dwelling on the southern side of Station Road within the settlement envelope of Lower Stondon. The existing dwelling is finished in red brickwork and stone chip/timber panelling with Redland plain roof tiles.
Planning permission is sought for a part single, part two storey side and rear extension with rooflights. Minor alterations to the existing fenestration are also sought.
The extension will project 3.82 metres from the existing rear elevation and will be 7.3 metres wide. It will be set down 0.6 metres from the ridge of the existing roof. It is therefore considered that the extension will appear subservient to the existing dwelling, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (CBLP) and the CBC Design Guide (2021).
The extension will project 2.1 metres from the side elevation of the dwelling. This design will be similar to the existing side and rear extension at the adjoining semi-detached dwelling (202 Station Road). Furthermore, given the set-back of the extension from Station Road of some 14.5 metres, it is considered that the proposed side projection will not result in a harmful impact on the character and appearance of this part of the streetscene along Station Road.
The footprint of the extension will result in an unusual roof arrangement where the new roof meets the edge of the existing gable wall - the existing gable wall will be extended up to meet the horizontal roof line. The applicant has submitted a roof plan showing this arrangement. It is considered that given the location of this part of the roof on the side elevation, the proposal will not result in a harmful impact on the character and appearance of the dwelling itself, nor the surrounding area.
The closest residential property to be affected by the proposal is the adjoining semi-detached dwelling (202 Station Road). This dwelling has an existing part single and part two storey side and rear extension (ref: MB/04/01708/FULL, approved 02/11/2004). The proposed extension will be 0.55 metres from the shared boundary with the two storey element being set back 1.9 metres from this boundary. No. 202 has a first floor bedroom window closest to the site. However, the applicant has clearly shown the 45 degree rule used in assessment for loss of light to neighbouring properties windows that serve habitable rooms. Given the set back of the first floor extension from the shared boundary, it is considered that the proposal will not result in a harmful loss of light or overbearing impact to the first floor bedroom window in no. 202.
Two rooflights are proposed on the side elevation of the single storey element facing the boundary with no. 202. However, as there are no habitable room windows at no. 202 facing this boundary, the proposal will not give rise to any mutual overlooking concerns.
Given the separation distances to other surrounding properties, it is considered that the proposal will not result in a harmful impact on the residential amenities of other occupiers.
The proposal will not increase the number of bedrooms within the dwelling - it will remain as three bedrooms. On the basis of the scale and nature of the development, adequate access and on-site parking will be retained.
Stondon Parish Council have been consulted and no comments have been received. No comments have been received from neighbouring occupiers.
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 Policy HQ1 of the CBLP, Section 12 of the NPPF and the CBC Design Guide (2021).The site comprises a two storey semi-detached dwelling on the southern side of Station Road within the settlement envelope of Lower Stondon. The existing dwelling is finished in red brickwork and stone chip/timber panelling with Redland plain roof tiles.
Planning permission is sought for a part single, part two storey side and rear extension with rooflights. Minor alterations to the existing fenestration are also sought.
The extension will project 3.82 metres from the existing rear elevation and will be 7.3 metres wide. It will be set down 0.6 metres from the ridge of the existing roof. It is therefore considered that the extension will appear subservient to the existing dwelling, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (CBLP) and the CBC Design Guide (2021).
The extension will project 2.1 metres from the side elevation of the dwelling. This design will be similar to the existing side and rear extension at the adjoining semi-detached dwelling (202 Station Road). Furthermore, given the set-back of the extension from Station Road of some 14.5 metres, it is considered that the proposed side projection will not result in a harmful impact on the character and appearance of this part of the streetscene along Station Road.
The footprint of the extension will result in an unusual roof arrangement where the new roof meets the edge of the existing gable wall - the existing gable wall will be extended up to meet the horizontal roof line. The applicant has submitted a roof plan showing this arrangement. It is considered that given the location of this part of the roof on the side elevation, the proposal will not result in a harmful impact on the character and appearance of the dwelling itself, nor the surrounding area.
The closest residential property to be affected by the proposal is the adjoining semi-detached dwelling (202 Station Road). This dwelling has an existing part single and part two storey side and rear extension (ref: MB/04/01708/FULL, approved 02/11/2004). The proposed extension will be 0.55 metres from the shared boundary with the two storey element being set back 1.9 metres from this boundary. No. 202 has a first floor bedroom window closest to the site. However, the applicant has clearly shown the 45 degree rule used in assessment for loss of light to neighbouring properties windows that serve habitable rooms. Given the set back of the first floor extension from the shared boundary, it is considered that the proposal will not result in a harmful loss of light or overbearing impact to the first floor bedroom window in no. 202.
Two rooflights are proposed on the side elevation of the single storey element facing the boundary with no. 202. However, as there are no habitable room windows at no. 202 facing this boundary, the proposal will not give rise to any mutual overlooking concerns.
Given the separation distances to other surrounding properties, it is considered that the proposal will not result in a harmful impact on the residential amenities of other occupiers.
The proposal will not increase the number of bedrooms within the dwelling - it will remain as three bedrooms. On the basis of the scale and nature of the development, adequate access and on-site parking will be retained.
Stondon Parish Council have been consulted and no comments have been received. No comments have been received from neighbouring occupiers.
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 Policy HQ1 of the CBLP, Section 12 of the NPPF and the CBC Design Guide (2021). |
| 2
)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. |
| 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
)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. |
| 5
)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 |
|
|---|