| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for the demolition of an existing two car garage and timber framed shed, construction of a green oak framed, three bay carport and store, with an annexe above, external stairs and terraced balcony, new electronic front oak gates and gravel parking area.
The application site comprises a detached thatched cottage located along Brittens Lane in Salford. The surrounding area is rural in nature, characterised with few dwellings of a varied design and scale, located in large plots. The site is not located within any Settlement Envelope and therefore, for the purposes of the assessment of this application, is located in the open countryside.
The site benefits from an existing double garage and timber framed shed which would be removed from the site, to accommodate the construction of a green oak framed, three bay carport and store, with an annexe above at the first floor. This structure would also benefit from external stairs and a rear balcony. Revisions have been made to this proposed structure, reducing its overall height, scale and footprint. In addition, the rear balcony has also been reduced in its scale/ size. Considering the built form to be removed and the appropriate scale and size of the proposed carport/ annexe, together with consideration of the scale of the plot and the mature landscaping which bounds the site and would assist in screening the proposal; this aspect of the proposal would not be deemed to give rise to any detrimental impact upon the character and appearance of the area. The materials proposed would also reflect and respect the rural nature and character of the area and would be appropriate in this regard. In addition to the above, whilst well-separated from the host dwelling itself, the first-floor annexe would have a reliance upon, and would share facilities with, the dwellinghouse at the site. The annexe would share access, parking areas and private amenity space with the host dwelling and would be considered to play a subservient and proportionate role to the host dwelling. On this basis, the annexe, in this location and of this scale, would be an acceptable addition at the site. This use would be secured via a relevant condition to any approval.
The existing gates at the site would be replaced with new electronic oak gates. In addition, the existing parking area would be enlarged and replaced with gravel. These aspects of the proposal are modest and sympathetic additions at the site which would also not be deemed to give rise to any detrimental impact upon the character and appearance of the area.
As regards neighbouring amenity, the proposals would be significantly separated from neighbouring dwellings. The closest neighbouring dwelling, No. 23A Brittens Lane is located north of the site and would also be mostly screened from the proposals by mature landscaping within the site, boundary treatment and the built form of the host dwellinghouse (No. 23) itself. As such, no detrimental loss of light, overbearing impact or loss of privacy would be deemed to arise.
An Arboricultural Report/ Tree Survey has been submitted with this application. The Council's Tree Officer considered the proposals and confirmed that the proposals would be unlikely to affect the trees on site and as such, raised no objection.
The proposal seeks new electronic front oak gates and a gravel parking area, which would replace/ enlarge the existing gates and parking area at the site. The proposals would be similar to the existing arrangements at the site and would therefore be deemed acceptable. Moreover, the carport would not adversely impact the parking and access arrangements at the site. The Council's Highway Officer considered the proposals and raised no objection, subject to some conditions. Conditions were suggested regarding ensuring a distance of at least 5 metres from gates and any loose aggregate from the highway. On the basis of the existing arrangements at the site, including the existing surfacing and position of the existing gates, these conditions are deemed disproportionate in this instance. However, conditions in regard to the annexe remaining ancillary to the dwelling, the junction and car parking provision at the site would be attached to any approval.
In addition, the Highway Officer also noted that both the red and blue outlines on the Site Location Plan provided, include the public highway. The Location Plan has since been revised, to ensure the red and blue outlines now include land all within the ownership of the Applicant and not include the public highway. The revised drawing is deemed acceptable in this regard.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council did not comment and one comment in support of the application was received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, EE4, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide and Sections 9, 12 and 15 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for the demolition of an existing two car garage and timber framed shed, construction of a green oak framed, three bay carport and store, with an annexe above, external stairs and terraced balcony, new electronic front oak gates and gravel parking area.
The application site comprises a detached thatched cottage located along Brittens Lane in Salford. The surrounding area is rural in nature, characterised with few dwellings of a varied design and scale, located in large plots. The site is not located within any Settlement Envelope and therefore, for the purposes of the assessment of this application, is located in the open countryside.
The site benefits from an existing double garage and timber framed shed which would be removed from the site, to accommodate the construction of a green oak framed, three bay carport and store, with an annexe above at the first floor. This structure would also benefit from external stairs and a rear balcony. Revisions have been made to this proposed structure, reducing its overall height, scale and footprint. In addition, the rear balcony has also been reduced in its scale/ size. Considering the built form to be removed and the appropriate scale and size of the proposed carport/ annexe, together with consideration of the scale of the plot and the mature landscaping which bounds the site and would assist in screening the proposal; this aspect of the proposal would not be deemed to give rise to any detrimental impact upon the character and appearance of the area. The materials proposed would also reflect and respect the rural nature and character of the area and would be appropriate in this regard. In addition to the above, whilst well-separated from the host dwelling itself, the first-floor annexe would have a reliance upon, and would share facilities with, the dwellinghouse at the site. The annexe would share access, parking areas and private amenity space with the host dwelling and would be considered to play a subservient and proportionate role to the host dwelling. On this basis, the annexe, in this location and of this scale, would be an acceptable addition at the site. This use would be secured via a relevant condition to any approval.
The existing gates at the site would be replaced with new electronic oak gates. In addition, the existing parking area would be enlarged and replaced with gravel. These aspects of the proposal are modest and sympathetic additions at the site which would also not be deemed to give rise to any detrimental impact upon the character and appearance of the area.
As regards neighbouring amenity, the proposals would be significantly separated from neighbouring dwellings. The closest neighbouring dwelling, No. 23A Brittens Lane is located north of the site and would also be mostly screened from the proposals by mature landscaping within the site, boundary treatment and the built form of the host dwellinghouse (No. 23) itself. As such, no detrimental loss of light, overbearing impact or loss of privacy would be deemed to arise.
An Arboricultural Report/ Tree Survey has been submitted with this application. The Council's Tree Officer considered the proposals and confirmed that the proposals would be unlikely to affect the trees on site and as such, raised no objection.
The proposal seeks new electronic front oak gates and a gravel parking area, which would replace/ enlarge the existing gates and parking area at the site. The proposals would be similar to the existing arrangements at the site and would therefore be deemed acceptable. Moreover, the carport would not adversely impact the parking and access arrangements at the site. The Council's Highway Officer considered the proposals and raised no objection, subject to some conditions. Conditions were suggested regarding ensuring a distance of at least 5 metres from gates and any loose aggregate from the highway. On the basis of the existing arrangements at the site, including the existing surfacing and position of the existing gates, these conditions are deemed disproportionate in this instance. However, conditions in regard to the annexe remaining ancillary to the dwelling, the junction and car parking provision at the site would be attached to any approval.
In addition, the Highway Officer also noted that both the red and blue outlines on the Site Location Plan provided, include the public highway. The Location Plan has since been revised, to ensure the red and blue outlines now include land all within the ownership of the Applicant and not include the public highway. The revised drawing is deemed acceptable in this regard.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council did not comment and one comment in support of the application was received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, EE4, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide and Sections 9, 12 and 15 of the NPPF. |
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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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)Highway Informatives:
The applicant is advised that no works associated with the reconstruction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to follow this link on the Council website Dropped kerb - applications, conditions and limitations | Central Bedfordshire Council
or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration.
The applicant is advised that, under the provisions of the Highways Act 1980, no part of the structure, including foundations, boundary treatments and surface water hardware shall be erected or installed in, under or overhanging the public highway and no door or gate shall be fixed so as to open outwards into the highway. The Highway Authority has the power under Section 143 of the Highways Act 1980, to remove any structure erected on a highway.
The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk.
The applicant is advised that parking for contractor's vehicles and the storage of materials and deliveries associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved.
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway.
The applicant is advised that, under the provisions of the Highways Act 1980, Section 148(c), 150 and 149 it is an offence for loose aggregate to be deposited into the public highway.Highway Informatives:
The applicant is advised that no works associated with the reconstruction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to follow this link on the Council website Dropped kerb - applications, conditions and limitations | Central Bedfordshire Council
or contact Central Bedfordshire Council Tel: 0300 300 8301 quoting the Planning Application number. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration.
The applicant is advised that, under the provisions of the Highways Act 1980, no part of the structure, including foundations, boundary treatments and surface water hardware shall be erected or installed in, under or overhanging the public highway and no door or gate shall be fixed so as to open outwards into the highway. The Highway Authority has the power under Section 143 of the Highways Act 1980, to remove any structure erected on a highway.
The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301 or e-mail: streetworks@centralbedfordshire.gov.uk.
The applicant is advised that parking for contractor's vehicles and the storage of materials and deliveries associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved.
The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway.
The applicant is advised that, under the provisions of the Highways Act 1980, Section 148(c), 150 and 149 it is an offence for loose aggregate to be deposited into the public highway. |
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