| Informative Notes: | | 1
)Reasons for Granting
The application site is a detached two-storey dwelling located on Wing Road, Leighton Buzzard. No.128 is constructed of brickwork with a tile pitched roof and is surrounded by properties similar in design and scale. Planning permission is sought for a hip to gable loft conversion on both sides with a flat roofed rear dormer and three front rooflights. Also included as part of the proposal in the insertion of two new windows on the side elevation and solar panels atop the proposed dormer. The proposed rear dormer would have an approximate width of 5 metres, a depth of 3.5 metres and a height of 2.9 metres.
The dormer would be relatively modest in size with a width that would be considerably less than that of the host dwelling and would set back approximately half a metre from the roof edge, due to these factors the dormer would be considered a proportionate addition that would not have a detrimental impact on the character and appearance of the original dwelling. The rear dormer and solar panels would not be visible within the street scene of Wing Road, however, both the hip to gable roof conversion and the installation of the front rooflights would be readily visible. The neighbouring property, 128A Wing Road, has gable roof ends which are readily visible along with a number of other gable ends within the street scene of Wing Road. There are also a number of front rooflights readily visible within the street scene. Due to these factors, it is not considered that the alterations to the front of property would have a detrimental impact on the character and appearance of the area. Therefore, the proposal 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, there are potential overlooking concerns with the neighbouring properties to the side and rear of the application site from the rear dormer and new side windows, however, as a similar scheme could be sought under permitted development it is not considered that this would have a significant enough impact on the residential amenities of any neighbouring properties to justify refusal. In addition to this, a degree of overlooking into neighbouring gardens is already present and some screening is provided along sections of the side and rear boundaries by large trees and shrubs which would help to reduce the impact on privacy. Lastly, the triangular window on the side of the dormer and circular window on the side elevation have both been conditioned to be obscurely glazed and non-opening unless the parts of the windows which can be opened are more than 1.7m above the floor of the rooms in which the windows are installed. The other rectangular new window has not been conditioned to be obscure glazed or non-opening as it is effectively replacing an existing side window, which is not conditioned to be obscure glazed or non-opening, although it would be slightly different to the existing window it would not have a greater impact on privacy. Due to these factors, the dormer and side windows are not considered to have a detrimental impact on the residential amenities of the neighbouring properties. There are no concerns regarding the installation of the three front rooflights as they would not directly look into a property and would be separated significantly from the properties opposite the application site. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Therefore, it is considered that the proposal would not result in a detrimental impact on the residential amenities of any neighbouring properties and would be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of parking, the proposal would see the number of bedrooms increase from 3 up to 4 which would require 3 off-street parking space to be provided either directly or in the form of accessible land. 3 parking spaces can easily be facilitated at the front of the property, and therefore, the proposal is considered acceptable in terms of parking and is in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Leighton-Linslade Town Council were consulted on the application and no raised no objection. Natural England were also consulted, but no comments were received. The application was subject to 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 detached two-storey dwelling located on Wing Road, Leighton Buzzard. No.128 is constructed of brickwork with a tile pitched roof and is surrounded by properties similar in design and scale. Planning permission is sought for a hip to gable loft conversion on both sides with a flat roofed rear dormer and three front rooflights. Also included as part of the proposal in the insertion of two new windows on the side elevation and solar panels atop the proposed dormer. The proposed rear dormer would have an approximate width of 5 metres, a depth of 3.5 metres and a height of 2.9 metres.
The dormer would be relatively modest in size with a width that would be considerably less than that of the host dwelling and would set back approximately half a metre from the roof edge, due to these factors the dormer would be considered a proportionate addition that would not have a detrimental impact on the character and appearance of the original dwelling. The rear dormer and solar panels would not be visible within the street scene of Wing Road, however, both the hip to gable roof conversion and the installation of the front rooflights would be readily visible. The neighbouring property, 128A Wing Road, has gable roof ends which are readily visible along with a number of other gable ends within the street scene of Wing Road. There are also a number of front rooflights readily visible within the street scene. Due to these factors, it is not considered that the alterations to the front of property would have a detrimental impact on the character and appearance of the area. Therefore, the proposal 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, there are potential overlooking concerns with the neighbouring properties to the side and rear of the application site from the rear dormer and new side windows, however, as a similar scheme could be sought under permitted development it is not considered that this would have a significant enough impact on the residential amenities of any neighbouring properties to justify refusal. In addition to this, a degree of overlooking into neighbouring gardens is already present and some screening is provided along sections of the side and rear boundaries by large trees and shrubs which would help to reduce the impact on privacy. Lastly, the triangular window on the side of the dormer and circular window on the side elevation have both been conditioned to be obscurely glazed and non-opening unless the parts of the windows which can be opened are more than 1.7m above the floor of the rooms in which the windows are installed. The other rectangular new window has not been conditioned to be obscure glazed or non-opening as it is effectively replacing an existing side window, which is not conditioned to be obscure glazed or non-opening, although it would be slightly different to the existing window it would not have a greater impact on privacy. Due to these factors, the dormer and side windows are not considered to have a detrimental impact on the residential amenities of the neighbouring properties. There are no concerns regarding the installation of the three front rooflights as they would not directly look into a property and would be separated significantly from the properties opposite the application site. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Therefore, it is considered that the proposal would not result in a detrimental impact on the residential amenities of any neighbouring properties and would be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of parking, the proposal would see the number of bedrooms increase from 3 up to 4 which would require 3 off-street parking space to be provided either directly or in the form of accessible land. 3 parking spaces can easily be facilitated at the front of the property, and therefore, the proposal is considered acceptable in terms of parking and is in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Leighton-Linslade Town Council were consulted on the application and no raised no objection. Natural England were also consulted, but no comments were received. The application was subject to 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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