| Informative Notes: | | 1
)Reasons for granting:
The host dwelling is a detached property within The Comp in Eaton Bray, whilst the Green Belt boundary wraps around the rear of the garden; the dwelling and rear garden are not within the Green Belt. The application seeks planning permission for a first floor front extension with a front dormer and porch canopy.
31 The Comp is a detached dwelling, surrounding by dwellings of varying styles and design. It is set within a generous plot. The proposal seeks a first floor extension on the existing front projection which appears to be a garage, which would be sufficiently set down from the main roof ridge. There are examples of gable front extensions within the immediate context at No.33 The Comp. When considered in the context of the wider area, in that it is mostly characterised with large, two-storey detached dwellings; the proposed extension would not result in an appearance that would be at odds with the streetscene. Therefore, the proposed first floor front extension would not be deemed to result in a detrimental impact on the character and appearance of the area. The proposed canopy would be visible to the streetscene however given the scale and design it would remain proportionate to the property.
The proposed front extension would see the redevelopment of the frontage of the dwelling and change the style and design of the property. This would include the external finish as the external materials would be changed to timber cladding at first floor level and this is a design feature of a modern dwelling. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would appear respectful of the surrounding area, and the host dwelling itself.
The proposed first floor extension would comprise of a front dormer and fenestration changes. The proposed fenestration changes and front dormer would be visible to the street scene. Due to the modest nature of the front dormer and it being well-contained within the roofslope, it is considered that the dormer would be considered a proportionate addition to the dwelling. As such it is considered that these aspects of the proposal would result in any adverse impact on the character of the existing dwelling.
The proposed first floor front extension would be sited approx 1.3m away from the boundary of neighbouring property No.33 The Comp. Moreover, due to staggered relationship of these dwellings, the proposal would not give rise to an unacceptable overbearing impact, loss of light, loss of outlook, loss of privacy or overlooking concerns to this neighbouring property. All other properties are sufficiently separated from the front extension. Due its small scale it is not considered that the canopy extension would lead to a significant impact upon any neighbouring property.
Due to the scale and nature of the proposed dormer to the principal roofslope in that it would involve the creation of limited built form and will look out onto the public realm, the front dormer would not give rise to a loss of residential amenity with any neighbouring dwelling by way of overbearing impact, loss of light, or loss of privacy.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representations were received, the Parish Council raised no comment.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF.Reasons for granting:
The host dwelling is a detached property within The Comp in Eaton Bray, whilst the Green Belt boundary wraps around the rear of the garden; the dwelling and rear garden are not within the Green Belt. The application seeks planning permission for a first floor front extension with a front dormer and porch canopy.
31 The Comp is a detached dwelling, surrounding by dwellings of varying styles and design. It is set within a generous plot. The proposal seeks a first floor extension on the existing front projection which appears to be a garage, which would be sufficiently set down from the main roof ridge. There are examples of gable front extensions within the immediate context at No.33 The Comp. When considered in the context of the wider area, in that it is mostly characterised with large, two-storey detached dwellings; the proposed extension would not result in an appearance that would be at odds with the streetscene. Therefore, the proposed first floor front extension would not be deemed to result in a detrimental impact on the character and appearance of the area. The proposed canopy would be visible to the streetscene however given the scale and design it would remain proportionate to the property.
The proposed front extension would see the redevelopment of the frontage of the dwelling and change the style and design of the property. This would include the external finish as the external materials would be changed to timber cladding at first floor level and this is a design feature of a modern dwelling. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would appear respectful of the surrounding area, and the host dwelling itself.
The proposed first floor extension would comprise of a front dormer and fenestration changes. The proposed fenestration changes and front dormer would be visible to the street scene. Due to the modest nature of the front dormer and it being well-contained within the roofslope, it is considered that the dormer would be considered a proportionate addition to the dwelling. As such it is considered that these aspects of the proposal would result in any adverse impact on the character of the existing dwelling.
The proposed first floor front extension would be sited approx 1.3m away from the boundary of neighbouring property No.33 The Comp. Moreover, due to staggered relationship of these dwellings, the proposal would not give rise to an unacceptable overbearing impact, loss of light, loss of outlook, loss of privacy or overlooking concerns to this neighbouring property. All other properties are sufficiently separated from the front extension. Due its small scale it is not considered that the canopy extension would lead to a significant impact upon any neighbouring property.
Due to the scale and nature of the proposed dormer to the principal roofslope in that it would involve the creation of limited built form and will look out onto the public realm, the front dormer would not give rise to a loss of residential amenity with any neighbouring dwelling by way of overbearing impact, loss of light, or loss of privacy.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representations were received, the Parish Council raised no comment.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the 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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)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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)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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