| Informative Notes: | | 1
)Reasons for granting:
The site lies on the west side of a close of twelve detached houses. The close, known as Berberry Drive, lies to the south of Wardhedges Road at the eastern edge of the village of Flitton. The site supports a large, four bedroomed, detached house. The application seeks planning permission for a single storey rear extension, rooflights and fenestration alterations. The rear extension would protrude 0.2m past the side of the dwelling.
The small element of the proposal that extends past the side of the dwelling would be partially visible to the streetscene of Berberry Drive however it would remain set back from the public highway. Views of the extension would also be possible from the surrounding countryside. The proposed extension would be considered subservient in scale and design to the existing dwelling. Whilst it is noted that the rear extension would have a large proposed depth it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. 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.
As part of this application the existing front window would be enlarged and the timber frame would be replaced with a new brown Upvc frame that would match the existing. In addition the door on the north western elevation would be replaced with a new brown Upvc window which would match the existing brown timber framed windows on site. Therefore the proposed addition and enlargement of the windows are considered to be of a sympathetic style and material and it is not considered that they would appear at odds with the existing grain of development.
In terms of neighbouring amenity, the rear extension would be set 0.9m off the boundary with No.12 Berberry Drive. While it is accepted that the proposal would have a relatively large proposed depth given the large separation distance to the dwelling, orientation of the dwellings and existing boundary treatment it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbouring property. The proposal would be set off the boundary with No.10 Berberry Drive, and due to the 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 new terrace would be suitably shielded by existing boundary treatment to ensure privacy.
There would be a new window on the ground floor side elevation, replacing a door, which faces towards No.12 Berberry Drive. There is a similar window as existing on the application site on this side elevation. Therefore, this relationship already exists. It is not considered that the proposed changes would result in any greater loss of privacy than the existing relationship already allows. The fenestration enlargement proposed on the front elevation would be facing towards the highway. This property is set back from the highway and due to the separation distance and existing windows at the front of the dwelling this change of fenestration would not have any detrimental impact on the residential amenities of any neighbouring properties.
The application was subject to public consultation and no representations were received. The Suds Officer was consulted on the application and stated the proposal is minor development in flood zone 1, there is a high risk of surface water flooding, therefore, a resilient design is recommended. Resilient and resistant materials should be used and the floor level should not be below the existing floor level. A Building Control Officer would ensure these aspects are incorporated and Part H of the Building Regulations are complied with.
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 site lies on the west side of a close of twelve detached houses. The close, known as Berberry Drive, lies to the south of Wardhedges Road at the eastern edge of the village of Flitton. The site supports a large, four bedroomed, detached house. The application seeks planning permission for a single storey rear extension, rooflights and fenestration alterations. The rear extension would protrude 0.2m past the side of the dwelling.
The small element of the proposal that extends past the side of the dwelling would be partially visible to the streetscene of Berberry Drive however it would remain set back from the public highway. Views of the extension would also be possible from the surrounding countryside. The proposed extension would be considered subservient in scale and design to the existing dwelling. Whilst it is noted that the rear extension would have a large proposed depth it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. 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.
As part of this application the existing front window would be enlarged and the timber frame would be replaced with a new brown Upvc frame that would match the existing. In addition the door on the north western elevation would be replaced with a new brown Upvc window which would match the existing brown timber framed windows on site. Therefore the proposed addition and enlargement of the windows are considered to be of a sympathetic style and material and it is not considered that they would appear at odds with the existing grain of development.
In terms of neighbouring amenity, the rear extension would be set 0.9m off the boundary with No.12 Berberry Drive. While it is accepted that the proposal would have a relatively large proposed depth given the large separation distance to the dwelling, orientation of the dwellings and existing boundary treatment it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbouring property. The proposal would be set off the boundary with No.10 Berberry Drive, and due to the 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 new terrace would be suitably shielded by existing boundary treatment to ensure privacy.
There would be a new window on the ground floor side elevation, replacing a door, which faces towards No.12 Berberry Drive. There is a similar window as existing on the application site on this side elevation. Therefore, this relationship already exists. It is not considered that the proposed changes would result in any greater loss of privacy than the existing relationship already allows. The fenestration enlargement proposed on the front elevation would be facing towards the highway. This property is set back from the highway and due to the separation distance and existing windows at the front of the dwelling this change of fenestration would not have any detrimental impact on the residential amenities of any neighbouring properties.
The application was subject to public consultation and no representations were received. The Suds Officer was consulted on the application and stated the proposal is minor development in flood zone 1, there is a high risk of surface water flooding, therefore, a resilient design is recommended. Resilient and resistant materials should be used and the floor level should not be below the existing floor level. A Building Control Officer would ensure these aspects are incorporated and Part H of the Building Regulations are complied with.
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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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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