| Informative Notes: | | 1
)Reasons for granting
The application site is a detached single storey dwelling located on Rothschild Road, Leighton Buzzard. No.53 is constructed from brickwork with a white render finish and a tiled pitched roof. The dwelling is surrounded by properties varying in design and scale. The proposal is for a first-floor extension with a pitched roof that would see the addition of a first floor to the property. The proposal would see an increase in eaves height of approximately 2.3 metres an increase in maximum height of 2.4 metres. Also included in the works will be the insertion of new windows and doors, a rear Juliet balcony, a new down pipe, removal of an existing chimney and amendments to fenestration.
The proposed additional floor to the property would significantly alter the character and appearance of the original dwelling and would be readily visible within the street scene. However, Rothschild Road is characterised by a variety of dwelling designs with both single storey and two-storey dwellings present within the street scene, due to this the proposal would not appear at odds with the varied grain of development within the surrounding area. The proposal, due to its use of matching materials with the existing property and placement of windows centred above the existing fenestration, would be considered to well reflect the characteristic of the original dwelling as well as the immediate surroundings and would therefore appear sympathetic to the site and its surroundings. The application site also benefits from a sizeable plot that is larger than a number of the surrounding two-storey dwellings and indicates that the plot can facilitate a two-storey property. The rear Juliet balcony, new down pipe, removal of the existing chimney and amendments to fenestration would be considered relatively minor alterations that would not have a significant impact on the character and appearance of the area. Due to these factors, it is considered that the proposal would have a detrimental impact on the character and appearance of the property or the surrounding area and would therefore, be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of impact on neighbouring properties, the proposal would be separated approximately 1.5 metres from boundary with the nearest neighbouring property, 51 Rothschild Road, and 2.5 metres to the property itself. There is a small frosted, window on the side elevation of this property. The proposal has been shown on plan to not comply with the 45-degree guidance which indicates that it will result in some loss of light, however, information has been provided by the applicant which demonstrates that this room serves an en-suite bathroom. As this window does not serve a habitable room the limited loss of light is not considered to have a significant detrimental impact on neighbouring amenities that would warrant refusal solely on this basis. All other neighbouring properties are sufficiently separated from the proposal for there to be any loss of light. There are no privacy concerns regarding the rear fenestration or Juliet Balcony as they do not directly face a neighbouring property and would be well separated from the garden to the rear of the application site. There are also no privacy concerns regarding the windows on the front elevation as they will be well separated from the property on the opposite side of Rothschild Road. The frosted window on the side elevation facing 57 Rothschild Road would also not have an impact on privacy due to it being frosted and also facing this properties front garden and not a private rear garden. All other properties are considered sufficiently separated from the proposal for there to be any material impact. 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 would not result in the loss of any off-street parking but would increase in the number of bedrooms at the property to 4. This would require the property to facilitate 3 off-street parking spaces, the parking plan has demonstrated that 4 spaces could be facilitated to the side of the property. Therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Leighton-Linslade Town Council were consulted on this application and had no objections. Natural England were consulted but no comments were received. The application was subject to a public consultation, and no representations 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 detached single storey dwelling located on Rothschild Road, Leighton Buzzard. No.53 is constructed from brickwork with a white render finish and a tiled pitched roof. The dwelling is surrounded by properties varying in design and scale. The proposal is for a first-floor extension with a pitched roof that would see the addition of a first floor to the property. The proposal would see an increase in eaves height of approximately 2.3 metres an increase in maximum height of 2.4 metres. Also included in the works will be the insertion of new windows and doors, a rear Juliet balcony, a new down pipe, removal of an existing chimney and amendments to fenestration.
The proposed additional floor to the property would significantly alter the character and appearance of the original dwelling and would be readily visible within the street scene. However, Rothschild Road is characterised by a variety of dwelling designs with both single storey and two-storey dwellings present within the street scene, due to this the proposal would not appear at odds with the varied grain of development within the surrounding area. The proposal, due to its use of matching materials with the existing property and placement of windows centred above the existing fenestration, would be considered to well reflect the characteristic of the original dwelling as well as the immediate surroundings and would therefore appear sympathetic to the site and its surroundings. The application site also benefits from a sizeable plot that is larger than a number of the surrounding two-storey dwellings and indicates that the plot can facilitate a two-storey property. The rear Juliet balcony, new down pipe, removal of the existing chimney and amendments to fenestration would be considered relatively minor alterations that would not have a significant impact on the character and appearance of the area. Due to these factors, it is considered that the proposal would have a detrimental impact on the character and appearance of the property or the surrounding area and would therefore, be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of impact on neighbouring properties, the proposal would be separated approximately 1.5 metres from boundary with the nearest neighbouring property, 51 Rothschild Road, and 2.5 metres to the property itself. There is a small frosted, window on the side elevation of this property. The proposal has been shown on plan to not comply with the 45-degree guidance which indicates that it will result in some loss of light, however, information has been provided by the applicant which demonstrates that this room serves an en-suite bathroom. As this window does not serve a habitable room the limited loss of light is not considered to have a significant detrimental impact on neighbouring amenities that would warrant refusal solely on this basis. All other neighbouring properties are sufficiently separated from the proposal for there to be any loss of light. There are no privacy concerns regarding the rear fenestration or Juliet Balcony as they do not directly face a neighbouring property and would be well separated from the garden to the rear of the application site. There are also no privacy concerns regarding the windows on the front elevation as they will be well separated from the property on the opposite side of Rothschild Road. The frosted window on the side elevation facing 57 Rothschild Road would also not have an impact on privacy due to it being frosted and also facing this properties front garden and not a private rear garden. All other properties are considered sufficiently separated from the proposal for there to be any material impact. 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 would not result in the loss of any off-street parking but would increase in the number of bedrooms at the property to 4. This would require the property to facilitate 3 off-street parking spaces, the parking plan has demonstrated that 4 spaces could be facilitated to the side of the property. Therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Leighton-Linslade Town Council were consulted on this application and had no objections. Natural England were consulted but no comments were received. The application was subject to a public consultation, and no representations 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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)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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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