| Informative Notes: | | 1
)Reasons for Granting:
The application site is a single storey detached dwelling located on Taylors Ride in Leighton Buzzard. The proposal consists of the erection of a single storey extension with roof lantern to the rear of the dwelling following demolition of the existing conservatory, side extension, loft conversion with rear dormer, front rooflights and internal alterations.
A Lawful Development Certificate under reference CB/25/02121/LDCP has been approved for a loft conversion with rear dormer and rear and side extensions. This proposal seeks to raise the roof of the existing garage and extend the rear dormer, rear extension and propose a higher roof to the side extension.
The single storey rear extension would measure 15 meters in width, 4 meters in depth and would have a flat roof with a height of 2.9 meters. The proposed rear extension would not be readily visible within the street scene. Taylors Ride hosts single-storey dwellings of varying scales with existing extensions and Robinswood Close sites two-storey dwellings of similar style and size. The adjacent neighbouring dwelling to the East, No.6 Robinswood Close, displays rooflights and a flat-roofed dormer window to the rear roof slope, which is highly visible within the streetscene.
Whilst large flat roof dormers are not generally acceptable, the increase to the width of the approved dormer under the Lawful Development Certificate would be modest, and in this location with existing examples of dormer windows would be considered acceptable. It is considered that the proposed extensions, dormer windows and loft conversion would be a modest increase above that of the lawful development certificate and would not be at odds with the surrounding dwellings. As such, the proposal would not be deemed to have any detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed extensions would comply with the 45 degree rule of light, as per Section 11.33 of the Central Bedfordshire Design Guide, and would not result in a loss of light or privacy, or overbearing impact to the neighbouring dwelling No.9 Taylors Ride.
The application site has a front-to-back relationship with neighbouring dwelling, No.6 Robinswood Close. Due to the orientation, and sufficient angle and distance from the closest proposed windows in the dormer window of 13 metres, following amendments to the development as originally proposed, the proposal is unlikely to result in a detrimental loss of privacy or amenity to this neighbouring dwelling.
All other neighbouring dwellings are sufficiently separated and/or screened from the proposal and would therefore not give rise to any detrimental impact on the residential amenity.
The proposal would increase the number of bedrooms, resulting in a 5-bedroom dwelling. According to the Parking Standards SPD, this would require 4 off-street parking spaces. The application site benefits from a large driveway to the front of the property and therefore the required off-street parking could be achieved.
Leighton-Linslade Town Council were consulted and had no objection to the proposal. The Trees and Landscape Officer was also consulted and raised no objection to the proposal. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site is a single storey detached dwelling located on Taylors Ride in Leighton Buzzard. The proposal consists of the erection of a single storey extension with roof lantern to the rear of the dwelling following demolition of the existing conservatory, side extension, loft conversion with rear dormer, front rooflights and internal alterations.
A Lawful Development Certificate under reference CB/25/02121/LDCP has been approved for a loft conversion with rear dormer and rear and side extensions. This proposal seeks to raise the roof of the existing garage and extend the rear dormer, rear extension and propose a higher roof to the side extension.
The single storey rear extension would measure 15 meters in width, 4 meters in depth and would have a flat roof with a height of 2.9 meters. The proposed rear extension would not be readily visible within the street scene. Taylors Ride hosts single-storey dwellings of varying scales with existing extensions and Robinswood Close sites two-storey dwellings of similar style and size. The adjacent neighbouring dwelling to the East, No.6 Robinswood Close, displays rooflights and a flat-roofed dormer window to the rear roof slope, which is highly visible within the streetscene.
Whilst large flat roof dormers are not generally acceptable, the increase to the width of the approved dormer under the Lawful Development Certificate would be modest, and in this location with existing examples of dormer windows would be considered acceptable. It is considered that the proposed extensions, dormer windows and loft conversion would be a modest increase above that of the lawful development certificate and would not be at odds with the surrounding dwellings. As such, the proposal would not be deemed to have any detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed extensions would comply with the 45 degree rule of light, as per Section 11.33 of the Central Bedfordshire Design Guide, and would not result in a loss of light or privacy, or overbearing impact to the neighbouring dwelling No.9 Taylors Ride.
The application site has a front-to-back relationship with neighbouring dwelling, No.6 Robinswood Close. Due to the orientation, and sufficient angle and distance from the closest proposed windows in the dormer window of 13 metres, following amendments to the development as originally proposed, the proposal is unlikely to result in a detrimental loss of privacy or amenity to this neighbouring dwelling.
All other neighbouring dwellings are sufficiently separated and/or screened from the proposal and would therefore not give rise to any detrimental impact on the residential amenity.
The proposal would increase the number of bedrooms, resulting in a 5-bedroom dwelling. According to the Parking Standards SPD, this would require 4 off-street parking spaces. The application site benefits from a large driveway to the front of the property and therefore the required off-street parking could be achieved.
Leighton-Linslade Town Council were consulted and had no objection to the proposal. The Trees and Landscape Officer was also consulted and raised no objection to the proposal. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (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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)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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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