| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwelling located on Brian Road, Harlington. No.22 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single-storey front extension and garage conversion which would see the installation of a door and window on the front elevation and replacement of the existing pitched roof, with a flat roof. The front extension would have a proposed width of approximately 2.5 metres, a depth of 1.9 metres and a maximum height of 2.7 metres.
The proposal would result in a minor increase in the properties footprint, approximately 4.6m2, and therefore would be considered a proportionate addition to the dwelling. The front extension and redesign of the roof would be visible within the street scene of Brian Road, however, as they are set back approximately 9 metres from the front of the property the impact on the character and appearance of the area would be limited. Due to this, 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, the front extension would be built on the boundary with the neighbouring property 24 Brian Road but would not extend beyond the front of the garage of this property. Due to this it is not considered that the proposed extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are considered sufficiently separated from the front extension for there to be any material impact. The change to a flat roof for the garage would result in an increase in eaves height of approximately 0.2 metres, this increase in eaves height would not be significant enough to have a detrimental impact on residential amenities. There are no privacy concerns regarding the window on the front elevation as it does not directly look into any neighbouring properties. The alterations to the front of the property would be visible from a number of properties on Brian Road, 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.
Harlington Parish Council were consulted as part of this application and raised no objection. 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 Brian Road, Harlington. No.22 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single-storey front extension and garage conversion which would see the installation of a door and window on the front elevation and replacement of the existing pitched roof, with a flat roof. The front extension would have a proposed width of approximately 2.5 metres, a depth of 1.9 metres and a maximum height of 2.7 metres.
The proposal would result in a minor increase in the properties footprint, approximately 4.6m2, and therefore would be considered a proportionate addition to the dwelling. The front extension and redesign of the roof would be visible within the street scene of Brian Road, however, as they are set back approximately 9 metres from the front of the property the impact on the character and appearance of the area would be limited. Due to this, 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, the front extension would be built on the boundary with the neighbouring property 24 Brian Road but would not extend beyond the front of the garage of this property. Due to this it is not considered that the proposed extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are considered sufficiently separated from the front extension for there to be any material impact. The change to a flat roof for the garage would result in an increase in eaves height of approximately 0.2 metres, this increase in eaves height would not be significant enough to have a detrimental impact on residential amenities. There are no privacy concerns regarding the window on the front elevation as it does not directly look into any neighbouring properties. The alterations to the front of the property would be visible from a number of properties on Brian Road, 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.
Harlington Parish Council were consulted as part of this application and raised no objection. 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. |
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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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)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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)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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