| Informative Notes: | | 1
)Reasons for Granting
The application site consists of a two storey detached dwellinghouse within a large plot adjacent to Bidwell, Houghton Regis. A recent planning permission has been granted for the demolition of existing outbuildings whilst retaining the existing dwelling and the erection of 26 dwellings with access road and sewers (CB/23/03448/FULL). The application site (Red Cow Farm House) is part of the application site within the 2023 permission, however the 2023 permission seeks to retain the dwelling and the proposed extension would not have any bearing on CB/23/03448/FULL.
The proposal seeks planning permission for a two storey front and single storey rear extension to replace existing conservatories and the erection of a double garage. The proposed two storey front extension would mirror the pitch and height of the existing two storey front gable. Although the Design Guide (2021) seeks a set down in roof ridge to be subservient, in this case a set down would appear at odds with the main dwelling. As such, the proposed two storey front extension would be considered inkeeping with the main dwelling and the surrounding character of the area. The proposed two storey front extension would be considered high quality design. The proposed single storey rear extension would not be visible from public vantage points and would be a subservient addition. The proposal seeks materials to match the existing dwelling and would be considered an improvement to the main dwelling following the removal of the conservatories. The proposed double garage would be sited along the northern boundary, slightly behind the building line of the main dwelling. The siting of the proposed garage would be adjacent to a shared boundary with Red Cow Farm Cottage to the north which is a Grade II Listed Building. Due to the application sites separation distance and subservient design, it is considered the proposal would not negatively impact the setting of the listed building and would improve the appearance of the application site. Garages and outbuildings are characteristic of the wider area, and therefore a proposed single storey double garage would be a proportionate addition. The proposal would be considered subservient to the main dwelling and of high quality design.
The application site currently sits on a large secluded plot, with neighbouring dwellings some distance away. However, as mentioned above a recent planning permission has granted 26 new dwellings, and as such the impact on the approved dwellings needs to also be assessed. The nearest proposed dwelling would be plot 9 on drawing number JJD/2239/33C which would be some 9 metres away from the proposed single storey rear extension. Due to the separation distance and single storey nature of the rear extension, it is considered the proposal would not have a detrimental impact on plot 9's neighbouring amenity. No immediate neighbours would be affected by the proposed two storey front extension due to the separation distance and orientation of the farmhouse. The proposed double garage would be some 21 metres from the Grade II Listed Building 'Red Cow Farm Cottage'. Due to the separation distance and mature vegetable, it is considered the proposed double garage would not have a detrimental impact on this neighbours amenity nor would it have an impact on the setting of the Listed Building.
The proposal would increase the number of bedrooms from 3 to 4, which would increase the required number of parking spaces to 3. There would be ample parking within the proposed double garage and surrounding driveway.
The proposed development site lies within the historic core of the settlement of Bidwell and within a documented archaeological landscape that has produced evidence for later prehistoric and Roman occupation. Therefore, the proposed development site is considered to have the potential to produce heritage assets with archaeological interest. The proposed development will have a negative and irreversible impact upon any surviving archaeological remains present on site, and therefore upon the significance of any heritage assets with archaeological interest. This does not present an over-riding constraint on the development provided that an archaeological investigation is undertaken before the development proceeds, and the results of that investigation are made publicly available. This can be secured by an archaeological condition, Part A of which must be pre-commencement. The applicant has agreed to the imposition of a pre-commencement condition suggested by the Archaeologist.
It is therefore considered the proposal would be in accordance with Policy HQ1, HE3, HE1, T2 and T3 of the CBLP (2021), Section 12 and 16 of the NPPF (2024) and the CBDG (2023).Reasons for Granting
The application site consists of a two storey detached dwellinghouse within a large plot adjacent to Bidwell, Houghton Regis. A recent planning permission has been granted for the demolition of existing outbuildings whilst retaining the existing dwelling and the erection of 26 dwellings with access road and sewers (CB/23/03448/FULL). The application site (Red Cow Farm House) is part of the application site within the 2023 permission, however the 2023 permission seeks to retain the dwelling and the proposed extension would not have any bearing on CB/23/03448/FULL.
The proposal seeks planning permission for a two storey front and single storey rear extension to replace existing conservatories and the erection of a double garage. The proposed two storey front extension would mirror the pitch and height of the existing two storey front gable. Although the Design Guide (2021) seeks a set down in roof ridge to be subservient, in this case a set down would appear at odds with the main dwelling. As such, the proposed two storey front extension would be considered inkeeping with the main dwelling and the surrounding character of the area. The proposed two storey front extension would be considered high quality design. The proposed single storey rear extension would not be visible from public vantage points and would be a subservient addition. The proposal seeks materials to match the existing dwelling and would be considered an improvement to the main dwelling following the removal of the conservatories. The proposed double garage would be sited along the northern boundary, slightly behind the building line of the main dwelling. The siting of the proposed garage would be adjacent to a shared boundary with Red Cow Farm Cottage to the north which is a Grade II Listed Building. Due to the application sites separation distance and subservient design, it is considered the proposal would not negatively impact the setting of the listed building and would improve the appearance of the application site. Garages and outbuildings are characteristic of the wider area, and therefore a proposed single storey double garage would be a proportionate addition. The proposal would be considered subservient to the main dwelling and of high quality design.
The application site currently sits on a large secluded plot, with neighbouring dwellings some distance away. However, as mentioned above a recent planning permission has granted 26 new dwellings, and as such the impact on the approved dwellings needs to also be assessed. The nearest proposed dwelling would be plot 9 on drawing number JJD/2239/33C which would be some 9 metres away from the proposed single storey rear extension. Due to the separation distance and single storey nature of the rear extension, it is considered the proposal would not have a detrimental impact on plot 9's neighbouring amenity. No immediate neighbours would be affected by the proposed two storey front extension due to the separation distance and orientation of the farmhouse. The proposed double garage would be some 21 metres from the Grade II Listed Building 'Red Cow Farm Cottage'. Due to the separation distance and mature vegetable, it is considered the proposed double garage would not have a detrimental impact on this neighbours amenity nor would it have an impact on the setting of the Listed Building.
The proposal would increase the number of bedrooms from 3 to 4, which would increase the required number of parking spaces to 3. There would be ample parking within the proposed double garage and surrounding driveway.
The proposed development site lies within the historic core of the settlement of Bidwell and within a documented archaeological landscape that has produced evidence for later prehistoric and Roman occupation. Therefore, the proposed development site is considered to have the potential to produce heritage assets with archaeological interest. The proposed development will have a negative and irreversible impact upon any surviving archaeological remains present on site, and therefore upon the significance of any heritage assets with archaeological interest. This does not present an over-riding constraint on the development provided that an archaeological investigation is undertaken before the development proceeds, and the results of that investigation are made publicly available. This can be secured by an archaeological condition, Part A of which must be pre-commencement. The applicant has agreed to the imposition of a pre-commencement condition suggested by the Archaeologist.
It is therefore considered the proposal would be in accordance with Policy HQ1, HE3, HE1, T2 and T3 of the CBLP (2021), Section 12 and 16 of the NPPF (2024) and the CBDG (2023). |
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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:
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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