| Informative Notes: | | 1
)Reasons for Granting
The application site comprises of a two-storey, detached dwelling in Aspley Guise. 60 Salford Road is constructed of a mix of brickwork and render with a hipped tiled roof. The proposal seeks planning permission for the erection of a two-storey rear extension.
The dwelling is located within the 'Inset' boundary of Aspley Guise. Section 8.6 of the Central Bedfordshire Local Plan states that 'Inset' Green Belt settlements are excluded from the Green Belt and the inner Green Belt boundary acts as a Settlement Envelope. This means that within these settlements normal planning policy and Policy SP7 applies (in this instance; development within settlement envelopes.)
The proposed two-storey extension would have a depth of approximately 3.6 metres and a width of 7.4 metres. To ensure that new extensions appear subservient to the existing dwelling, the Central Bedfordshire Design Guide outlines that extensions should be set down from the main ridge. The proposed extension would be flush with the existing ridge line of the dwelling. However, whilst contrary to the design guidance, it is considered that if the roof of the extension were to be set down from the main ridge, it would appear more convoluted and as, would not be favourable. Overall, the proposal is considered appropriate in scale and design having regard to siting and location. The extension would be of a sympathetic design and appearance which would not unbalance the proportions of the existing dwelling.
The proposed plans include the insertion of two side facing rooflights. A new first floor window would also be inserted in the southeast side elevation of the dwelling to serve a bathroom and, whilst of the same position and siting, the existing ground floor window which would serve the new kitchen area would be of a different design. It is not considered that the proposed fenestration changes would have a material impact on the character and appearance of the dwelling or the surrounding area.
The application site shares a boundary with No.50 Salford Road to the southeast. No.50 is set forward of No.60 and is situated at a higher ground level. Due to its siting and orientation, it is not considered that the proposed extension would result in an unacceptable loss of light or overbearing impact. In the interests of their amenity, it is reasonable to condition that the proposed first floor bathroom window in the southeast side elevation facing No.50 is fitted with obscure glazing. The proposed change to the design of the existing ground floor window would not result in a materially different relationship by way of overlooking or a loss of privacy.
No.62 Salford Road is sited to the northwest. The extension would be situated approximately 0.98 metres from the shared boundary line at both the ground and first floor level. This is only marginally under the minimum 1 metre distance required by the Design Guide in the interests of residential amenity in terms of daylight and sunlight. Overall, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposal would not result in an unacceptable loss of light, overbearing impact, loss of privacy and overlooking concerns.
The extension would insert a rear Juliet balcony to serve a bedroom. There are no immediate neighbouring dwellings to the rear of the site. A Juliet balcony has no platform and therefore no external access and as such, would not give rise to any unacceptable overlooking concerns.
The existing property has four bedrooms and this would not change as a result of the proposed development. The site benefits from a large front driveway which can accommodate three off-street parking spaces in accordance with the Parking Standards for New Developments SPD. Therefore, on the basis of the scale and nature of the development, adequate parking has been retained.
Aspley Guise Parish Council were consulted on this application in which no comments were received. The application was subject to public consultation in which no comments were received.
Overall, the proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD and Section 12 of the NPPF.Reasons for Granting
The application site comprises of a two-storey, detached dwelling in Aspley Guise. 60 Salford Road is constructed of a mix of brickwork and render with a hipped tiled roof. The proposal seeks planning permission for the erection of a two-storey rear extension.
The dwelling is located within the 'Inset' boundary of Aspley Guise. Section 8.6 of the Central Bedfordshire Local Plan states that 'Inset' Green Belt settlements are excluded from the Green Belt and the inner Green Belt boundary acts as a Settlement Envelope. This means that within these settlements normal planning policy and Policy SP7 applies (in this instance; development within settlement envelopes.)
The proposed two-storey extension would have a depth of approximately 3.6 metres and a width of 7.4 metres. To ensure that new extensions appear subservient to the existing dwelling, the Central Bedfordshire Design Guide outlines that extensions should be set down from the main ridge. The proposed extension would be flush with the existing ridge line of the dwelling. However, whilst contrary to the design guidance, it is considered that if the roof of the extension were to be set down from the main ridge, it would appear more convoluted and as, would not be favourable. Overall, the proposal is considered appropriate in scale and design having regard to siting and location. The extension would be of a sympathetic design and appearance which would not unbalance the proportions of the existing dwelling.
The proposed plans include the insertion of two side facing rooflights. A new first floor window would also be inserted in the southeast side elevation of the dwelling to serve a bathroom and, whilst of the same position and siting, the existing ground floor window which would serve the new kitchen area would be of a different design. It is not considered that the proposed fenestration changes would have a material impact on the character and appearance of the dwelling or the surrounding area.
The application site shares a boundary with No.50 Salford Road to the southeast. No.50 is set forward of No.60 and is situated at a higher ground level. Due to its siting and orientation, it is not considered that the proposed extension would result in an unacceptable loss of light or overbearing impact. In the interests of their amenity, it is reasonable to condition that the proposed first floor bathroom window in the southeast side elevation facing No.50 is fitted with obscure glazing. The proposed change to the design of the existing ground floor window would not result in a materially different relationship by way of overlooking or a loss of privacy.
No.62 Salford Road is sited to the northwest. The extension would be situated approximately 0.98 metres from the shared boundary line at both the ground and first floor level. This is only marginally under the minimum 1 metre distance required by the Design Guide in the interests of residential amenity in terms of daylight and sunlight. Overall, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposal would not result in an unacceptable loss of light, overbearing impact, loss of privacy and overlooking concerns.
The extension would insert a rear Juliet balcony to serve a bedroom. There are no immediate neighbouring dwellings to the rear of the site. A Juliet balcony has no platform and therefore no external access and as such, would not give rise to any unacceptable overlooking concerns.
The existing property has four bedrooms and this would not change as a result of the proposed development. The site benefits from a large front driveway which can accommodate three off-street parking spaces in accordance with the Parking Standards for New Developments SPD. Therefore, on the basis of the scale and nature of the development, adequate parking has been retained.
Aspley Guise Parish Council were consulted on this application in which no comments were received. The application was subject to public consultation in which no comments were received.
Overall, the proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD and Section 12 of the NPPF. |
| 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 |
|
|---|