| Informative Notes: | | 1
)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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)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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)Reasons for Granting
The site comprises a two storey semi-detached dwelling located on the eastern side of Hatfield Avenue within the settlement envelope of Cranfield. The immediate area to the north, east and west is residential in character. The area to the south is woodland with an access track to Cranfield Court to the south running in front of the property.
Planning permission is sought for the demolition of the existing single storey garage and erection of a part single, part two storey side and rear extension. The extension will comprise living accommodation and a shower-room at ground floor with a bedroom above.
Following concerns raised regarding the potential terracing effect of the proposed extension, the applicant has submitted revised drawings. These show that the extension will be set back 1.7 metres at ground floor level (3.1 metres at first floor level) from the existing front elevation and will be set down from the ridge of the roof by 0.6 metres with a hipped roof to match the profile of the existing roof. It is considered that the proposal will appear sufficiently subservient to the existing dwelling
Whilst the side elevation of the proposed extension will be located only 0.4 metres at its narrowest point from the boundary with the adjacent dwelling known as 1a Harter Avenue, it is considered that the significant set-back of the extension from the front elevation will not result in a significant terracing effect with this adjacent property. The proposal will appear in keeping with the character and appearance of this part of the streetscene along Hatfield Avenue.
The proposed external materials are brickwork to match existing, upvc windows to match existing and concrete roof tiles. This palette of materials is considered acceptable within the streetscene.
The neighbouring properties most likely to be affected by the proposal are 4 Hatfield Avenue (adjoining semi-detached dwelling to the south) and 1a Harter
Avenue, a two storey detached dwelling to the north.
4 Hatfield Avenue has an existing single storey rear extension with no windows in its side elevation projecting approximately 4 metres beyond the rear elevation of the application site. The proposed two storey rear extension will project 3 metres from the rear elevation of the existing dwelling with glazed doors at ground level and no windows at first floor level facing this boundary. It is considered that given the separation distance to the boundary with 4 Hatfield Avenue of 3.8 metres at its narrowest point, the proposal will not result in an overbearing impact, loss of light or loss of privacy to occupiers of no. 4.
1a Harter Avenue has a single storey side and rear extension along the boundary with the application site. There are no windows on the existing side elevation of 1a Harter Avenue facing the boundary with the application site. Given the siting and footprint of the extension angled away from the boundary, and the separation distance of approximately 5.4 metres between the first floor side elevation of 1A Harter Avenue and the side elevation of the proposed extension, it is considered that the proposal will not result in such an overbearing impact, loss of light or loss of privacy to the occupiers of this dwelling to warrant refusal of this application.
Planning permission ref: CB/25/01258/FULL for a single storey side/ rear extension following removal of the garage to create an attached annexe was approved on 24th June 2025 and is therefore extant. However, the siting of this extant approval is similar to the current application and only one of the planning permissions will therefore be able to be implemented.
No comments have been received from neighbouring occupiers.
The CBC Archaeology Officer has been consulted and has no comments to make on the application.
Cranfield Parish Council have no objection to the proposal.
Approval is therefore recommended.Reasons for Granting
The site comprises a two storey semi-detached dwelling located on the eastern side of Hatfield Avenue within the settlement envelope of Cranfield. The immediate area to the north, east and west is residential in character. The area to the south is woodland with an access track to Cranfield Court to the south running in front of the property.
Planning permission is sought for the demolition of the existing single storey garage and erection of a part single, part two storey side and rear extension. The extension will comprise living accommodation and a shower-room at ground floor with a bedroom above.
Following concerns raised regarding the potential terracing effect of the proposed extension, the applicant has submitted revised drawings. These show that the extension will be set back 1.7 metres at ground floor level (3.1 metres at first floor level) from the existing front elevation and will be set down from the ridge of the roof by 0.6 metres with a hipped roof to match the profile of the existing roof. It is considered that the proposal will appear sufficiently subservient to the existing dwelling
Whilst the side elevation of the proposed extension will be located only 0.4 metres at its narrowest point from the boundary with the adjacent dwelling known as 1a Harter Avenue, it is considered that the significant set-back of the extension from the front elevation will not result in a significant terracing effect with this adjacent property. The proposal will appear in keeping with the character and appearance of this part of the streetscene along Hatfield Avenue.
The proposed external materials are brickwork to match existing, upvc windows to match existing and concrete roof tiles. This palette of materials is considered acceptable within the streetscene.
The neighbouring properties most likely to be affected by the proposal are 4 Hatfield Avenue (adjoining semi-detached dwelling to the south) and 1a Harter
Avenue, a two storey detached dwelling to the north.
4 Hatfield Avenue has an existing single storey rear extension with no windows in its side elevation projecting approximately 4 metres beyond the rear elevation of the application site. The proposed two storey rear extension will project 3 metres from the rear elevation of the existing dwelling with glazed doors at ground level and no windows at first floor level facing this boundary. It is considered that given the separation distance to the boundary with 4 Hatfield Avenue of 3.8 metres at its narrowest point, the proposal will not result in an overbearing impact, loss of light or loss of privacy to occupiers of no. 4.
1a Harter Avenue has a single storey side and rear extension along the boundary with the application site. There are no windows on the existing side elevation of 1a Harter Avenue facing the boundary with the application site. Given the siting and footprint of the extension angled away from the boundary, and the separation distance of approximately 5.4 metres between the first floor side elevation of 1A Harter Avenue and the side elevation of the proposed extension, it is considered that the proposal will not result in such an overbearing impact, loss of light or loss of privacy to the occupiers of this dwelling to warrant refusal of this application.
Planning permission ref: CB/25/01258/FULL for a single storey side/ rear extension following removal of the garage to create an attached annexe was approved on 24th June 2025 and is therefore extant. However, the siting of this extant approval is similar to the current application and only one of the planning permissions will therefore be able to be implemented.
No comments have been received from neighbouring occupiers.
The CBC Archaeology Officer has been consulted and has no comments to make on the application.
Cranfield Parish Council have no objection to the proposal.
Approval is therefore recommended. |
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