| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached dwelling on East Street, Leighton Buzzard. The proposal is for a two storey side extension and single storey rear extension with roof lights following the demolition of the existing rear store and WC.
The proposed single storey rear extension would be screened by the built form of the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed rooflights 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 proposed two storey side extension would be set down from the main roof ridge by 0.44m, set back from the principal elevation by 0.72 metres. As part of the originally submitted scheme was set 0.65m off the shared boundary with No. 108 East Street. This mostly satisfies section 11.22.1 of the Design Guide (2023) however the Design Guide does suggest a 1 metre separation distance from a side extension and a common boundary at first floor level. Following discussions with the applicant revised plans were received where the extension has been set 0.76m off the shared boundary. Whilst this is still not fully in accordance with the Design Guidance it is considered in this case a 0.76m separation distance would suffice in maintaining a satisfactory gap between the dwellings, due to the scale of the adjacent dwelling and the properties having a staggered relationship within the streetscene. The proposed two storey side extension would have a matching roof pitch to the main dwelling, and would be constructed in materials to match the main dwelling. It is therefore considered, following the amendments to the scheme, the proposed two storey side extension would be inkeeping of the existing grain of development, and would not have a detrimental impact on the character and appearance of the area.
The proposed single storey rear extension would be set approx 0.64m off the boundary with No. 104 East Street. Given the existing boundary treatment, single storey nature of the proposal and limited projection of the proposal on this neighbouring boundary, the proposal would not give rise to an unacceptable overbearing impact, loss of light, loss of outlook, loss of privacy or overlooking concerns to this neighbouring property. The proposed single storey rear extension would be set off the boundary with No. 108 East Street and given the existing built form on site and separation distance between the dwellings it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbouring property. All other neighbouring properties are considered sufficiently separated or screened from the rear extension.
The proposed two storey side extension would be sited 0.76m away from the boundary of neighbouring property No. 108 East Street. Due to staggered relationship of these dwellings, the proposal would not give rise to an unacceptable overbearing impact, loss of light, loss of outlook, loss of privacy or overlooking concerns to this neighbouring property. The two storey side extension is set off the boundary with No. 104 East Street 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. All other neighbouring properties are considered sufficiently separated.
The proposal would increase the bedrooms in the dwelling from three to four bedrooms and so three off street parking spaces would be required. As shown on Plan No. 04 Rev B three parking spaces are achievable on site and so it is considered that the proposal would not cause a significant highway safety issue.
The application was subject to public consultation and no representations were received, the Town Council raised no objections.
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 semi-detached dwelling on East Street, Leighton Buzzard. The proposal is for a two storey side extension and single storey rear extension with roof lights following the demolition of the existing rear store and WC.
The proposed single storey rear extension would be screened by the built form of the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed rooflights 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 proposed two storey side extension would be set down from the main roof ridge by 0.44m, set back from the principal elevation by 0.72 metres. As part of the originally submitted scheme was set 0.65m off the shared boundary with No. 108 East Street. This mostly satisfies section 11.22.1 of the Design Guide (2023) however the Design Guide does suggest a 1 metre separation distance from a side extension and a common boundary at first floor level. Following discussions with the applicant revised plans were received where the extension has been set 0.76m off the shared boundary. Whilst this is still not fully in accordance with the Design Guidance it is considered in this case a 0.76m separation distance would suffice in maintaining a satisfactory gap between the dwellings, due to the scale of the adjacent dwelling and the properties having a staggered relationship within the streetscene. The proposed two storey side extension would have a matching roof pitch to the main dwelling, and would be constructed in materials to match the main dwelling. It is therefore considered, following the amendments to the scheme, the proposed two storey side extension would be inkeeping of the existing grain of development, and would not have a detrimental impact on the character and appearance of the area.
The proposed single storey rear extension would be set approx 0.64m off the boundary with No. 104 East Street. Given the existing boundary treatment, single storey nature of the proposal and limited projection of the proposal on this neighbouring boundary, the proposal would not give rise to an unacceptable overbearing impact, loss of light, loss of outlook, loss of privacy or overlooking concerns to this neighbouring property. The proposed single storey rear extension would be set off the boundary with No. 108 East Street and given the existing built form on site and separation distance between the dwellings it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbouring property. All other neighbouring properties are considered sufficiently separated or screened from the rear extension.
The proposed two storey side extension would be sited 0.76m away from the boundary of neighbouring property No. 108 East Street. Due to staggered relationship of these dwellings, the proposal would not give rise to an unacceptable overbearing impact, loss of light, loss of outlook, loss of privacy or overlooking concerns to this neighbouring property. The two storey side extension is set off the boundary with No. 104 East Street 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. All other neighbouring properties are considered sufficiently separated.
The proposal would increase the bedrooms in the dwelling from three to four bedrooms and so three off street parking spaces would be required. As shown on Plan No. 04 Rev B three parking spaces are achievable on site and so it is considered that the proposal would not cause a significant highway safety issue.
The application was subject to public consultation and no representations were received, the Town Council raised no objections.
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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)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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