| Informative Notes: | | 1
)Reasons for granting:
The application site is a two-storey semi-detached dwelling located on Five Oaks, Caddington. 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 the demolition of the existing side garage with the erection of a two storey side extension, with dormers and skylight, new windows and doors.
The proposed two storey side extension would be highly visible within the street scene however it would be set back from the frontage of the dwelling by approximately 0.33m and set down by 0.15m from the main roof. As a result of this, in combination with the modest width of the extension, the extension would appear subservient to the host dwelling and would not result in any detrimental impact on the character and appearance of the area. The proposed rooflight would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area. The history of the site was considered in the determination of this application.
The proposed front dormer would be highly visible to the streetscene. There is an existing pattern of front dormers within the surrounding area. As such, on this basis and due to the modest scale and design of this aspect of the proposal; it would not be considered to result in any detrimental impact on the character and appearance of the area. The proposed rear dormer enlargement would not be readily visible to the streetscene. Due to the modest size and scale of this enlargement, it is not considered that this aspect of the proposal would have a detrimental impact on the character and appearance of the surrounding area.
The proposed two-storey side extension would be set 1 metre off the boundary with No.57 Five Oaks. The proposal would have a limited impact on the light to this neighbouring properties first floor side dormer window. However the proposal would see the removal of the existing first floor fenestration and therefore would remove the mutual overlooking between these two properties. As such, on this basis and due to the 1 metre separation distance between the properties it would not be considered so significant to warrant a reason for refusal. Whilst there would be an increase in built form on the application site, it is not considered the proposal would result in any loss of privacy or overbearing impact to this neighbour. The proposed two storey side extension is set off the boundary with No.61 Five Oaks and is screened by the existing built form on site and so would not result in any loss of light, loss of privacy or overbearing impact to this neighbour.
The proposed front dormer, due to it's scale and siting and separation distances; would not result in any overbearing impact, loss of light or loss of outlook to neighbouring dwelling. The rear dormer enlargement is not considered to impact the privacy of any neighbouring properties due to the presence of the existing rear dormer.
The existing property has two bedrooms and the proposal will increase the number of bedrooms to four. However it is noted that neither of the two proposed bedrooms meet with the national space standards. As such it is considered that the proposal would not be increasing the number of bedrooms at the property. Two parking spaces would be achievable on site and therefore the proposal is not considered to cause a detrimental impact to the highway.
The application was subject to public consultation and no representations were received, The Parish Council raised no objection.
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 application site is a two-storey semi-detached dwelling located on Five Oaks, Caddington. 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 the demolition of the existing side garage with the erection of a two storey side extension, with dormers and skylight, new windows and doors.
The proposed two storey side extension would be highly visible within the street scene however it would be set back from the frontage of the dwelling by approximately 0.33m and set down by 0.15m from the main roof. As a result of this, in combination with the modest width of the extension, the extension would appear subservient to the host dwelling and would not result in any detrimental impact on the character and appearance of the area. The proposed rooflight would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area. The history of the site was considered in the determination of this application.
The proposed front dormer would be highly visible to the streetscene. There is an existing pattern of front dormers within the surrounding area. As such, on this basis and due to the modest scale and design of this aspect of the proposal; it would not be considered to result in any detrimental impact on the character and appearance of the area. The proposed rear dormer enlargement would not be readily visible to the streetscene. Due to the modest size and scale of this enlargement, it is not considered that this aspect of the proposal would have a detrimental impact on the character and appearance of the surrounding area.
The proposed two-storey side extension would be set 1 metre off the boundary with No.57 Five Oaks. The proposal would have a limited impact on the light to this neighbouring properties first floor side dormer window. However the proposal would see the removal of the existing first floor fenestration and therefore would remove the mutual overlooking between these two properties. As such, on this basis and due to the 1 metre separation distance between the properties it would not be considered so significant to warrant a reason for refusal. Whilst there would be an increase in built form on the application site, it is not considered the proposal would result in any loss of privacy or overbearing impact to this neighbour. The proposed two storey side extension is set off the boundary with No.61 Five Oaks and is screened by the existing built form on site and so would not result in any loss of light, loss of privacy or overbearing impact to this neighbour.
The proposed front dormer, due to it's scale and siting and separation distances; would not result in any overbearing impact, loss of light or loss of outlook to neighbouring dwelling. The rear dormer enlargement is not considered to impact the privacy of any neighbouring properties due to the presence of the existing rear dormer.
The existing property has two bedrooms and the proposal will increase the number of bedrooms to four. However it is noted that neither of the two proposed bedrooms meet with the national space standards. As such it is considered that the proposal would not be increasing the number of bedrooms at the property. Two parking spaces would be achievable on site and therefore the proposal is not considered to cause a detrimental impact to the highway.
The application was subject to public consultation and no representations were received, The Parish Council raised no objection.
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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)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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)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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