| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwellinghouse located on Brooklands Avenue, Leighton Buzzard. No.27 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 rear extension, conservatory and garage outbuilding and erection of a single storey side and rear extension with a pitched roof and three roof lanterns. The side extension would have a width of approximately 4.4 metres, a depth of 10.7 metres, an eaves height of 2.5 metres and a maximum height of 3.6 metres. The rear extension would have a width of approximately 8 metres, a depth of 3 metres, an eaves height of 2.8 metres and a maximum height of 3.9 metres.
The proposed extension would have a sizeable footprint of approximately 55m2, however, the footprint of the existing structures that will be removed have a combined footprint of 45m2 which largely offsets the significant footprint of the proposed extension. Therefore, the proposal would be considered modest in scale and proportionate to the host dwelling. The side extension would be readily visible within the street scene, however, due to its pitched roof and modest width it is not considered to have a detrimental impact on the character and appearance of the area. The diagonal wall running parallel to the shared boundary with 29 Brooklands Avenue would not be permitted at first-floor level, however, at ground floor level it would not be readily visible within the street scene and replaces the existing garage outbuilding which has a diagonal wall along this same boundary. The rear extension would not be readily visible within the street scene of Brooklands Avenue and therefore, 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 side extension is separated from the boundary with the neighbouring property, 29 Brooklands Avenue, by at least1 metre and due to this separation it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. The rear extension would set on the boundary with the other neighbouring property, 25 Brooklands Avenue, and would replace the existing conservatory along this boundary. The rear extension would see an increase in eaves height of 0.5 metres and an increase in maximum height of 0.7 metres over the conservatory, however, this property has its own rear extension that the proposal would not extend beyond the rear of and would be of a similar height. Due to these factors, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. There are now privacy concerns regarding the three rooflights as they do not look directly into any properties and would be well separated from all neighbouring properties. All other neighbours are considered 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.
The proposal would not create any additional bedrooms but would see the loss of an off-street parking space through the removal of the existing garage, however, there would be sufficient space retained at the front of the property to facilitate 2 parking spaces which meets the requirements for a 3-bedroom property. Therefore, the proposal would retain sufficient off-street and is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Leighton-Linslade Town Council were consulted as part of this application and raised no objection. Natural England were also consulted as part of this application, but no comments were received. 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 two-storey semi-detached dwellinghouse located on Brooklands Avenue, Leighton Buzzard. No.27 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 rear extension, conservatory and garage outbuilding and erection of a single storey side and rear extension with a pitched roof and three roof lanterns. The side extension would have a width of approximately 4.4 metres, a depth of 10.7 metres, an eaves height of 2.5 metres and a maximum height of 3.6 metres. The rear extension would have a width of approximately 8 metres, a depth of 3 metres, an eaves height of 2.8 metres and a maximum height of 3.9 metres.
The proposed extension would have a sizeable footprint of approximately 55m2, however, the footprint of the existing structures that will be removed have a combined footprint of 45m2 which largely offsets the significant footprint of the proposed extension. Therefore, the proposal would be considered modest in scale and proportionate to the host dwelling. The side extension would be readily visible within the street scene, however, due to its pitched roof and modest width it is not considered to have a detrimental impact on the character and appearance of the area. The diagonal wall running parallel to the shared boundary with 29 Brooklands Avenue would not be permitted at first-floor level, however, at ground floor level it would not be readily visible within the street scene and replaces the existing garage outbuilding which has a diagonal wall along this same boundary. The rear extension would not be readily visible within the street scene of Brooklands Avenue and therefore, 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 side extension is separated from the boundary with the neighbouring property, 29 Brooklands Avenue, by at least1 metre and due to this separation it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. The rear extension would set on the boundary with the other neighbouring property, 25 Brooklands Avenue, and would replace the existing conservatory along this boundary. The rear extension would see an increase in eaves height of 0.5 metres and an increase in maximum height of 0.7 metres over the conservatory, however, this property has its own rear extension that the proposal would not extend beyond the rear of and would be of a similar height. Due to these factors, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. There are now privacy concerns regarding the three rooflights as they do not look directly into any properties and would be well separated from all neighbouring properties. All other neighbours are considered 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.
The proposal would not create any additional bedrooms but would see the loss of an off-street parking space through the removal of the existing garage, however, there would be sufficient space retained at the front of the property to facilitate 2 parking spaces which meets the requirements for a 3-bedroom property. Therefore, the proposal would retain sufficient off-street and is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Leighton-Linslade Town Council were consulted as part of this application and raised no objection. Natural England were also consulted as part of this application, but no comments were received. 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. |
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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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)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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)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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)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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