| Informative Notes: | | 1
)Reasons for granting
The application site is a single storey semi-detached dwellinghouse located on Barnabas Road, Linslade. No. 15 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the demolition of an existing garage and the erection of a single storey side extension with a pitched and includes alterations to fenestration and the insertion of 3 rooflights. The proposal also includes the erection of a new front porch. The side extension would have a width of approximately 3.7 metres, a depth of 9.1 metres, an eaves height of 2.7 metres and a maximum height of 3.7 metres. The front porch would have a width of approximately 4.1 metres, a depth of 1 metre, an eaves height of 2.1 metres and a maximum height of 2.8 metres.
The proposed side extension and front porch would have a sizeable footprint, however, this increase in footprint would be offset by the demolition of the existing garage. As such, the proposal would be considered modest in scale and proportionate to the host dwelling. The extension would be readily visible within the street scene of Barnabas Road, however, as the side extension has a pitched roof and is replacing a dilapidated flat roofed garage building, the proposal would be considered to have a positive impact on the character and appearance of the area. The proposed front porch, due to its pitched roof and modest size, would not be considered to have a detrimental impact on the character and appearance of the area. The proposed changes to fenestration on the front elevation would be readily visible, however, these would be considered minor alterations that 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 in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the extension is set on the boundary with the nearest neighbouring property, 13 Barnabas Road, which is where the existing garage building is located. The side extension is considerably larger than the existing garage in terms of height and depth, however, as it would not extend beyond the rear of this property and would still be modest in height it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. The proposal would be visible from a number of properties along Barnabas Road, however due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. There are no privacy concerns regarding the insertion of the rooflights or the alterations to fenestration as none of the windows directly face a property. All other neighbours are sufficiently separated from the proposed development 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.
In terms of parking, the proposal would see the number of bedrooms at the property increase from 2 to 3 which would not result in the need for an additional parking space to be provided on site, however, it would see the removal of an off-street parking space through the demolition of the existing garage. However, the property is able to facilitate two off-street parking spaces at the front of the property. As such, the proposal is considered acceptable in terms of parking and highway safety, in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan, Section 9 of the NPPF and the Parking Standards for New Developments SPD.
Leighton-Linslade Town Council were consulted as part of this application, but no comments were received. Natural England were also consulted as part of this application, but no comments were received. Archaeology were consulted and raised no objection. The application was 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 single storey semi-detached dwellinghouse located on Barnabas Road, Linslade. No. 15 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the demolition of an existing garage and the erection of a single storey side extension with a pitched and includes alterations to fenestration and the insertion of 3 rooflights. The proposal also includes the erection of a new front porch. The side extension would have a width of approximately 3.7 metres, a depth of 9.1 metres, an eaves height of 2.7 metres and a maximum height of 3.7 metres. The front porch would have a width of approximately 4.1 metres, a depth of 1 metre, an eaves height of 2.1 metres and a maximum height of 2.8 metres.
The proposed side extension and front porch would have a sizeable footprint, however, this increase in footprint would be offset by the demolition of the existing garage. As such, the proposal would be considered modest in scale and proportionate to the host dwelling. The extension would be readily visible within the street scene of Barnabas Road, however, as the side extension has a pitched roof and is replacing a dilapidated flat roofed garage building, the proposal would be considered to have a positive impact on the character and appearance of the area. The proposed front porch, due to its pitched roof and modest size, would not be considered to have a detrimental impact on the character and appearance of the area. The proposed changes to fenestration on the front elevation would be readily visible, however, these would be considered minor alterations that 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 in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the extension is set on the boundary with the nearest neighbouring property, 13 Barnabas Road, which is where the existing garage building is located. The side extension is considerably larger than the existing garage in terms of height and depth, however, as it would not extend beyond the rear of this property and would still be modest in height it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. The proposal would be visible from a number of properties along Barnabas Road, however due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. There are no privacy concerns regarding the insertion of the rooflights or the alterations to fenestration as none of the windows directly face a property. All other neighbours are sufficiently separated from the proposed development 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.
In terms of parking, the proposal would see the number of bedrooms at the property increase from 2 to 3 which would not result in the need for an additional parking space to be provided on site, however, it would see the removal of an off-street parking space through the demolition of the existing garage. However, the property is able to facilitate two off-street parking spaces at the front of the property. As such, the proposal is considered acceptable in terms of parking and highway safety, in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan, Section 9 of the NPPF and the Parking Standards for New Developments SPD.
Leighton-Linslade Town Council were consulted as part of this application, but no comments were received. Natural England were also consulted as part of this application, but no comments were received. Archaeology were consulted and raised no objection. The application was 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. |
| 2
)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. |
| 3
)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). |
| 4
)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 |
| 5
)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. |
| 6
)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. |
|
|---|