| Informative Notes: | | 1
)Reasons for Granting
The application site comprises a detached two storey dwellinghouse located on the east side of Windermere Drive, Biggleswade. It is constructed of facing brickwork and tiled roof. The proposal is to convert the existing integral garage with associated changes to fenestration. As the proposed works relate to the existing single storey front projection it would be visible from the public realm.
The proposed external alterations to fenestration to facilitate the garage condition are considered modest and in keeping with the dwelling. As such it is considered the proposal would not result in any undue harm to the character and appearance of the area.
The proposal, due to its scale, design and siting in terms of proximity to boundary and relationship with neighbouring properties, does not result in an unacceptable loss of light, overbearing impact and loss of privacy.
The agent has confirmed in writing that the house is currently 4 bedrooms. The garage conversion shows the addition of a ground floor bedroom. Four parking spaces would be required for a 5 bedroomed house. A parking plan has been provided showing three spaces, it is noted that whilst the spaces are achieveable the current dropped kerb does not extend across the whole frontage and therefore the spaces could not be accessed independently. It is therefore considered that two spaces are available to the front of the property. The garage as existing does not meet the parking standards for a garage and therefore would not be considered a parking space. Furthermore, it appears the garage could be converted under permitted development, and parking is unrestricted in the vicinity.
Neighbouring properties have been consulted on the application and no comments have been received. Biggleswade Town Council were consulted and have no objection to the application subject to consultation with neighbours and consideration of their comments.
Therefore, it is considered that the proposal would be in accordance with Policy HQ1 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), and Section 12 of the NPPF (2024).Reasons for Granting
The application site comprises a detached two storey dwellinghouse located on the east side of Windermere Drive, Biggleswade. It is constructed of facing brickwork and tiled roof. The proposal is to convert the existing integral garage with associated changes to fenestration. As the proposed works relate to the existing single storey front projection it would be visible from the public realm.
The proposed external alterations to fenestration to facilitate the garage condition are considered modest and in keeping with the dwelling. As such it is considered the proposal would not result in any undue harm to the character and appearance of the area.
The proposal, due to its scale, design and siting in terms of proximity to boundary and relationship with neighbouring properties, does not result in an unacceptable loss of light, overbearing impact and loss of privacy.
The agent has confirmed in writing that the house is currently 4 bedrooms. The garage conversion shows the addition of a ground floor bedroom. Four parking spaces would be required for a 5 bedroomed house. A parking plan has been provided showing three spaces, it is noted that whilst the spaces are achieveable the current dropped kerb does not extend across the whole frontage and therefore the spaces could not be accessed independently. It is therefore considered that two spaces are available to the front of the property. The garage as existing does not meet the parking standards for a garage and therefore would not be considered a parking space. Furthermore, it appears the garage could be converted under permitted development, and parking is unrestricted in the vicinity.
Neighbouring properties have been consulted on the application and no comments have been received. Biggleswade Town Council were consulted and have no objection to the application subject to consultation with neighbours and consideration of their comments.
Therefore, it is considered that the proposal would be in accordance with Policy HQ1 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), and Section 12 of the NPPF (2024). |
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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:
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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