| Informative Notes: | | 1
)Reasons for granting
The application site is a semi-detached two-storey dwelling located on Birch's Close, Hockliffe. No. 14 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the erection of a single-storey rear extension with a pitched roof and two rooflights following the demolition of an existing rear extension and outbuilding. The rear extension would have a proposed width of approximately 3.7 metres, a depth of 3.8 metres, an eaves height of 1.6 metres and a maximum height of 2.4 metres.
Due to the demolition of the existing rear extension and outbuilding the proposal would only result in a minor increase in the dwelling's footprint and due to this minor increase the proposal would be considered proportionate to the host dwelling. The rear extension would be visible within the street scene, however, its positioning to the rear of the main dwelling means that it would not be readily visible and therefore would not have a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area, and is in accordance with Policies HQ1of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension would be well separated from the attached property, 16 Birch's Close, with a separation distance of approximately 3 metres, due to this separation the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour.
The proposal would also be well separated from the other neighbouring property, 10 Birch's Close, with a separation distance of approximately of 1.5 metres to the shared boundary and 4.4 metres to the property itself. In addition to this, the proposal would be partly screened by this properties own outbuilding and due to these factors, it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed rear extension for there to be any material impact. There are no privacy concerns regarding the rooflights as they do not directly look into any neighbouring windows. 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 lead to any additional bedrooms or the removal of any onsite parking, therefore, sufficient off-street parking has been retained onsite. As such, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Hockliffe Parish Council were consulted as part of this application and raised no objection. Archaeology were also consulted and raised no objection. Natural England were consulted, but no comments were received. The application was also subject to a public consultation and no comments 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 semi-detached two-storey dwelling located on Birch's Close, Hockliffe. No. 14 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the erection of a single-storey rear extension with a pitched roof and two rooflights following the demolition of an existing rear extension and outbuilding. The rear extension would have a proposed width of approximately 3.7 metres, a depth of 3.8 metres, an eaves height of 1.6 metres and a maximum height of 2.4 metres.
Due to the demolition of the existing rear extension and outbuilding the proposal would only result in a minor increase in the dwelling's footprint and due to this minor increase the proposal would be considered proportionate to the host dwelling. The rear extension would be visible within the street scene, however, its positioning to the rear of the main dwelling means that it would not be readily visible and therefore would not have a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area, and is in accordance with Policies HQ1of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension would be well separated from the attached property, 16 Birch's Close, with a separation distance of approximately 3 metres, due to this separation the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour.
The proposal would also be well separated from the other neighbouring property, 10 Birch's Close, with a separation distance of approximately of 1.5 metres to the shared boundary and 4.4 metres to the property itself. In addition to this, the proposal would be partly screened by this properties own outbuilding and due to these factors, it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed rear extension for there to be any material impact. There are no privacy concerns regarding the rooflights as they do not directly look into any neighbouring windows. 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 lead to any additional bedrooms or the removal of any onsite parking, therefore, sufficient off-street parking has been retained onsite. As such, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Hockliffe Parish Council were consulted as part of this application and raised no objection. Archaeology were also consulted and raised no objection. Natural England were consulted, but no comments were received. The application was also subject to a public consultation and no comments 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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