| Informative Notes: | | 1
)Reasons for Granting:
The application site is a detached two storey dwelling located on London Road in Biggleswade. This application seeks conversion of an existing outbuilding with single storey rear extension to form an annexe, ancillary to the main dwellinghouse.
The Central Bedfordshire Design Guide advises that an annexe must be well related to and have a clear functional link to the main dwelling. The scale of any annexe should not dominate the existing dwelling and should be proportionate and play a subservient role. The annexe should provide sufficient space to park vehicles for both parts of the dwelling served from the same (or existing) access, in accordance with standards set out in the Parking Standards for New Developments SPD. The annexe would share access, parking and amenity areas with the host dwelling and therefore is considered to have a clear functional link to the main dwelling, acceptable in principle.
The proposed extension to the outbuilding would measure 3.3 metres in width, 5 metres in depth, with a height to the eaves of 2.3 metres and a maximum height of 4 metres. It would be sited 0.2 metres from the shared boundary of a car park related to the Biggleswade Baptist Church, and visible from the public realm. It is acknowledged that whilst the existing outbuilding, combined with the proposed extension, would have a cumulative depth of 13.7 metres along the boundary, the proposed extension would be subservient to the existing outbuilding. In addition, the annexe would be set back from the principal elevation of the main dwellinghouse, and would remain subservient and proportionate. On the basis of the siting, scale and nature of the proposal, the outbuilding conversion to an annexe and extension would not be deemed to result in a detrimental impact to the host dwellinghouse or character and appearance of the area.
The proposal would be sufficiently separated and/or screened from neighbouring dwellings and would be unlikely to result in a detrimental impact in terms of loss of privacy, loss of light or overbearing impact. The host dwelling sites a large off-street parking area to the front of the dwelling. This would be large enough to accommodate the additional bedroom provided as part of the proposal, and the proposal would be unlikely to result in a detrimental impact to the public highway.
Biggleswade Town Council and the Council's Trees and Landscape Officer were consulted on the application and have raised no objections. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Biggleswade Neighbourhood Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site is a detached two storey dwelling located on London Road in Biggleswade. This application seeks conversion of an existing outbuilding with single storey rear extension to form an annexe, ancillary to the main dwellinghouse.
The Central Bedfordshire Design Guide advises that an annexe must be well related to and have a clear functional link to the main dwelling. The scale of any annexe should not dominate the existing dwelling and should be proportionate and play a subservient role. The annexe should provide sufficient space to park vehicles for both parts of the dwelling served from the same (or existing) access, in accordance with standards set out in the Parking Standards for New Developments SPD. The annexe would share access, parking and amenity areas with the host dwelling and therefore is considered to have a clear functional link to the main dwelling, acceptable in principle.
The proposed extension to the outbuilding would measure 3.3 metres in width, 5 metres in depth, with a height to the eaves of 2.3 metres and a maximum height of 4 metres. It would be sited 0.2 metres from the shared boundary of a car park related to the Biggleswade Baptist Church, and visible from the public realm. It is acknowledged that whilst the existing outbuilding, combined with the proposed extension, would have a cumulative depth of 13.7 metres along the boundary, the proposed extension would be subservient to the existing outbuilding. In addition, the annexe would be set back from the principal elevation of the main dwellinghouse, and would remain subservient and proportionate. On the basis of the siting, scale and nature of the proposal, the outbuilding conversion to an annexe and extension would not be deemed to result in a detrimental impact to the host dwellinghouse or character and appearance of the area.
The proposal would be sufficiently separated and/or screened from neighbouring dwellings and would be unlikely to result in a detrimental impact in terms of loss of privacy, loss of light or overbearing impact. The host dwelling sites a large off-street parking area to the front of the dwelling. This would be large enough to accommodate the additional bedroom provided as part of the proposal, and the proposal would be unlikely to result in a detrimental impact to the public highway.
Biggleswade Town Council and the Council's Trees and Landscape Officer were consulted on the application and have raised no objections. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Biggleswade Neighbourhood Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (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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)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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