| Informative Notes: | | 1
)Reasons for granting:
The proposed front extension and rear extension would be visible from the public realm. Both extensions would be single-storey in design and limited in scale. Nevertheless, the proposals would utilise materials in keeping with the host property and would not have an adverse impact on the street scene.
The proposed front extension would be sited immediately adjacent to the boundary of the neighbouring property at No. 23 Brookes Road. The extension would be limited in height due to its single-storey design and would have a depth of 2 metres. It would comply with the 45-degree rule in relation to the front window of No. 23 and as such it is considered the proposal would not have a significant impact in terms of loss of light or overbearing impact to this property.
The proposed rear extension would be located immediately adjacent to the boundary of the neighbouring property at No. 27 Brookes Road. However, this property would be largely shielded from the proposal by an existing outbuilding. The proposed extension would only slightly protrude beyond the existing outbuilding. While there may be some loss of light between the existing gap of the neighbouring outbuilding due to the depth of the proposal, it is considered that this impact would be limited and would not have a significant effect on the rear amenity of No. 27.
The proposal would increase the number of bedrooms from 3 to 4. The Council's Parking Standards in New Developments SPD states that a 4 bedroom property should have 3 off street parking spaces. It was observed during a site visit that the rear of No.25 has a communal parking area, to which the applicant has confirmed they have two parking spaces. The front of the property is also currently used for parking where there is block paving for a single space. Whilst it is acknowledged that the area is informal, it is considered that the proposal with a displacement of 1 vehicles would not adversely impact the highways due to the existing parking spaces. Furthermore, a dropped kerb wouldn't require planning permission in this location.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in New Development SPD and the Central Bedfordshire Design Guide.Reasons for granting:
The proposed front extension and rear extension would be visible from the public realm. Both extensions would be single-storey in design and limited in scale. Nevertheless, the proposals would utilise materials in keeping with the host property and would not have an adverse impact on the street scene.
The proposed front extension would be sited immediately adjacent to the boundary of the neighbouring property at No. 23 Brookes Road. The extension would be limited in height due to its single-storey design and would have a depth of 2 metres. It would comply with the 45-degree rule in relation to the front window of No. 23 and as such it is considered the proposal would not have a significant impact in terms of loss of light or overbearing impact to this property.
The proposed rear extension would be located immediately adjacent to the boundary of the neighbouring property at No. 27 Brookes Road. However, this property would be largely shielded from the proposal by an existing outbuilding. The proposed extension would only slightly protrude beyond the existing outbuilding. While there may be some loss of light between the existing gap of the neighbouring outbuilding due to the depth of the proposal, it is considered that this impact would be limited and would not have a significant effect on the rear amenity of No. 27.
The proposal would increase the number of bedrooms from 3 to 4. The Council's Parking Standards in New Developments SPD states that a 4 bedroom property should have 3 off street parking spaces. It was observed during a site visit that the rear of No.25 has a communal parking area, to which the applicant has confirmed they have two parking spaces. The front of the property is also currently used for parking where there is block paving for a single space. Whilst it is acknowledged that the area is informal, it is considered that the proposal with a displacement of 1 vehicles would not adversely impact the highways due to the existing parking spaces. Furthermore, a dropped kerb wouldn't require planning permission in this location.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in New Development SPD and the Central Bedfordshire Design Guide. |
| 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 |
|
|---|