| Informative Notes: | | 1
)Reasons for Granting
The application site is 17 Adstone Road, Caddington. The host dwelling is a semi-detached dwelling and is surrounded by dwellings that are similar in scale and design.
The proposed development would include the erection of a single storey front and rear extensions, with rear roof lights.
The proposed single storey front extension would be highly visible within the streetscene with views along Adstone Road. however due to its design and siting it would not have a detrimental impact on the character and appearance of the area. The single storey front extension is considered to be a subservient addition to the host dwelling which is in keeping with the character and appearance of the area. In addition, there are examples of single storey front extensions along Adstone Road. The proposed single storey rear extension would be sited to the rear of the host dwelling and therefore it would not be visible within the public realm. The propoed rooflights would be deemed sympathetic additions to the host dwelling that would not give rise to an adverse impact to the character and appearance of the area. Overall, given the appropriate scale and design it is not considered that the rear extension nor the front extension would result in an unacceptable harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed rooflights would provide outlook upwards. As such, this aspect of the proposal would not result in a harmful impact to the amenities of nearby neighbours. The proposed single storey front extension would be sited adjacent to the shared boundary with No. 15 Adstone Road. The proposed front extension would protrude beyond No. 15 principal elevation by some 1.1 metres. Given the modest projection it is not considered that this aspect of the proposal would give rise to a detrimental to the amenities of this neighbour. With regards to the rear extension, it would be sited adjacent to the shared boundary with No. 15. Observed at the officers site visit, No. 15 has a conservatory and the proposed rear extension would protrude beyond No. 15 rear built form. Having regard to this, it is considered that the proposal would result in a minor loss of light to the conservatory. However, given its appropriate design in respect of its sloping pitched roof, existing boundary treatment (in respect of fencing along the boundary) and its projection from No. 15 rear conservatory, it is not considered that the minor material impact would warrant the refusal of planning permission. No. 19 Adstone Road would be adequately separated from the proposed development and therefore the proposal as a whole would not result in an unacceptable harm to the amenities of the occupants at No. 19. To the side / rear of the site are numbers: 57 and 59 Elm Avenue. Due to the single storey nature of the proposal and the sufficient separation distance from the shared boundary of these neighbouring properties it is not considered that the proposal would result in unacceptable harm to the amenities of these neighbours.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). As no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
Caddington Parish Council were consulted and raised no objection to the proposal.
The application was subject to public consultation and no representation were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for Granting
The application site is 17 Adstone Road, Caddington. The host dwelling is a semi-detached dwelling and is surrounded by dwellings that are similar in scale and design.
The proposed development would include the erection of a single storey front and rear extensions, with rear roof lights.
The proposed single storey front extension would be highly visible within the streetscene with views along Adstone Road. however due to its design and siting it would not have a detrimental impact on the character and appearance of the area. The single storey front extension is considered to be a subservient addition to the host dwelling which is in keeping with the character and appearance of the area. In addition, there are examples of single storey front extensions along Adstone Road. The proposed single storey rear extension would be sited to the rear of the host dwelling and therefore it would not be visible within the public realm. The propoed rooflights would be deemed sympathetic additions to the host dwelling that would not give rise to an adverse impact to the character and appearance of the area. Overall, given the appropriate scale and design it is not considered that the rear extension nor the front extension would result in an unacceptable harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed rooflights would provide outlook upwards. As such, this aspect of the proposal would not result in a harmful impact to the amenities of nearby neighbours. The proposed single storey front extension would be sited adjacent to the shared boundary with No. 15 Adstone Road. The proposed front extension would protrude beyond No. 15 principal elevation by some 1.1 metres. Given the modest projection it is not considered that this aspect of the proposal would give rise to a detrimental to the amenities of this neighbour. With regards to the rear extension, it would be sited adjacent to the shared boundary with No. 15. Observed at the officers site visit, No. 15 has a conservatory and the proposed rear extension would protrude beyond No. 15 rear built form. Having regard to this, it is considered that the proposal would result in a minor loss of light to the conservatory. However, given its appropriate design in respect of its sloping pitched roof, existing boundary treatment (in respect of fencing along the boundary) and its projection from No. 15 rear conservatory, it is not considered that the minor material impact would warrant the refusal of planning permission. No. 19 Adstone Road would be adequately separated from the proposed development and therefore the proposal as a whole would not result in an unacceptable harm to the amenities of the occupants at No. 19. To the side / rear of the site are numbers: 57 and 59 Elm Avenue. Due to the single storey nature of the proposal and the sufficient separation distance from the shared boundary of these neighbouring properties it is not considered that the proposal would result in unacceptable harm to the amenities of these neighbours.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). As no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
Caddington Parish Council were consulted and raised no objection to the proposal.
The application was subject to public consultation and no representation were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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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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)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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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