| Informative Notes: | | 1
)Reasons for Granting
The site is located at 13 Holme Court Avenue, Biggleswade; a semi-detached dwelling constructed of facing brickwork and tiled roof. It has been previously extended with a single storey front porch and rear extension; it has a detached rear garage. A footpath runs along the rear boundary which separates the site from the retail park.
The proposal is for the erection of a front, rear and side, single storey wrap around extension with rooflight. The single storey extension would extend up to the side boundary and be designed with a monopitch roof, fully hipped at the front and rear. It will be well set back from the road frontage and subservient to the main dwelling. A loft conversion with rear dormer window is also proposed. The dormer will be flat roofed and extend for the majority of the width of the dwelling, it will be stepped in from the roof edges, ensuring it remains contained within the roof slope. Given its rear location it will not be dominant in the streetscene. As such it is considered that the proposal will not be unduly harmful to the character and appearance of the area. The existing garage will be demolished and replaced with an outbuilding erected along the rear boundary. It will be single storey in height, designed with a pitched roof, and slightly offset from the rear and both side boundaries. It will be subservient to the main dwelling and will not be visually out of keeping in this residential context. As such it is not considered that the proposal will unduly harm the character and appearance of the area. A materials condition can be attached.
The single storey extension will wrap around the front, side and rear of the dwelling. The extension would extend up to the shared boundary with No 11 Holme Court Avenue which lies to the east of the site. That property has a staggered front elevation with the front entrance door and bedroom window above closest to the boundary, and a ground floor window and door (partly glazed at the top) on the rear. The proposed extension would project out further than the front elevation of No 11 and also extend out slightly more than No 11 at the rear, however, given it will be single storey with a roof sloping away from the shared boundary and the relationships involved it is not considered it will result in an undue loss of light, privacy or overbearing impact. At the rear the extension will extend out some 0.5m deeper than the existing flat roofed extension and the roof altered to a monopitch and will be similar in height and depth to the existing extension at No 15 Holme Court Avenue, and as such it will not result in any undue loss of light, privacy or overbearing impact. At the front the extension would be sufficiently offset from the shared boundary with No 15 and will not result in any undue loss of residential amenity. The rear dormer will increase the views possible of the adjacent gardens at Nos 11 and 15 on either side, however given their is already an existing first floor bedroom window any rise in overlooking is not considered to be unacceptable. Given its siting and modest scale the proposed garden outbuilding which will be incidental to the main dwelling which can be conditioned, it will not result in any undue loss of light or overbearing impact for the adjoining dwellings either side. Two sets of French doors are proposed on the front elevation facing directly onto the rear of the main dwelling No 13 itself and as such will not result in any undue loss of privacy for neighbouring properties. No other surrounding properties would be unduly affected.
The existing garage will be demolished and the proposed extension will reduce the amount of hardstanding to the side and front of the dwelling. Although an additional bedroom will be created in the roof, given that an existing bedroom does not meet space standards it is considered to remain a 3 bedroomed dwelling. A parking plan has been provided showing three spaces, however this appears unworkable given the front boundary wall and that the current dropped kerb does not extend across the whole frontage and therefore the spaces could not be accessed independently. It is therefore considered that two spaces are available to the front of the property which is required by the adopted parking standards. On the basis of the scale and nature of the development, adequate access and parking has been retained.
It appears that the tile capping on the adjacent extension at No 15 Holme Court Avenue projects beyond the shared boundary, however this would be a civil matter and notice has been served.
Neighbouring properties have been consulted on the application and no comments have been received. The Right of Way Officer has not objected to the proposal, an informative can be attached. Biggleswade Town Council was consulted and has no objection to the proposal subject to consultation with neighbours and consideration of their comments. However, it is asked that further consideration be given to the size of the proposed extension. A full assessment has been carried out above and the proposal is considered acceptable for the reasons set out.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BPD3 of the Adopted Biggleswade Neighbourhood Plan, the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024).Reasons for Granting
The site is located at 13 Holme Court Avenue, Biggleswade; a semi-detached dwelling constructed of facing brickwork and tiled roof. It has been previously extended with a single storey front porch and rear extension; it has a detached rear garage. A footpath runs along the rear boundary which separates the site from the retail park.
The proposal is for the erection of a front, rear and side, single storey wrap around extension with rooflight. The single storey extension would extend up to the side boundary and be designed with a monopitch roof, fully hipped at the front and rear. It will be well set back from the road frontage and subservient to the main dwelling. A loft conversion with rear dormer window is also proposed. The dormer will be flat roofed and extend for the majority of the width of the dwelling, it will be stepped in from the roof edges, ensuring it remains contained within the roof slope. Given its rear location it will not be dominant in the streetscene. As such it is considered that the proposal will not be unduly harmful to the character and appearance of the area. The existing garage will be demolished and replaced with an outbuilding erected along the rear boundary. It will be single storey in height, designed with a pitched roof, and slightly offset from the rear and both side boundaries. It will be subservient to the main dwelling and will not be visually out of keeping in this residential context. As such it is not considered that the proposal will unduly harm the character and appearance of the area. A materials condition can be attached.
The single storey extension will wrap around the front, side and rear of the dwelling. The extension would extend up to the shared boundary with No 11 Holme Court Avenue which lies to the east of the site. That property has a staggered front elevation with the front entrance door and bedroom window above closest to the boundary, and a ground floor window and door (partly glazed at the top) on the rear. The proposed extension would project out further than the front elevation of No 11 and also extend out slightly more than No 11 at the rear, however, given it will be single storey with a roof sloping away from the shared boundary and the relationships involved it is not considered it will result in an undue loss of light, privacy or overbearing impact. At the rear the extension will extend out some 0.5m deeper than the existing flat roofed extension and the roof altered to a monopitch and will be similar in height and depth to the existing extension at No 15 Holme Court Avenue, and as such it will not result in any undue loss of light, privacy or overbearing impact. At the front the extension would be sufficiently offset from the shared boundary with No 15 and will not result in any undue loss of residential amenity. The rear dormer will increase the views possible of the adjacent gardens at Nos 11 and 15 on either side, however given their is already an existing first floor bedroom window any rise in overlooking is not considered to be unacceptable. Given its siting and modest scale the proposed garden outbuilding which will be incidental to the main dwelling which can be conditioned, it will not result in any undue loss of light or overbearing impact for the adjoining dwellings either side. Two sets of French doors are proposed on the front elevation facing directly onto the rear of the main dwelling No 13 itself and as such will not result in any undue loss of privacy for neighbouring properties. No other surrounding properties would be unduly affected.
The existing garage will be demolished and the proposed extension will reduce the amount of hardstanding to the side and front of the dwelling. Although an additional bedroom will be created in the roof, given that an existing bedroom does not meet space standards it is considered to remain a 3 bedroomed dwelling. A parking plan has been provided showing three spaces, however this appears unworkable given the front boundary wall and that the current dropped kerb does not extend across the whole frontage and therefore the spaces could not be accessed independently. It is therefore considered that two spaces are available to the front of the property which is required by the adopted parking standards. On the basis of the scale and nature of the development, adequate access and parking has been retained.
It appears that the tile capping on the adjacent extension at No 15 Holme Court Avenue projects beyond the shared boundary, however this would be a civil matter and notice has been served.
Neighbouring properties have been consulted on the application and no comments have been received. The Right of Way Officer has not objected to the proposal, an informative can be attached. Biggleswade Town Council was consulted and has no objection to the proposal subject to consultation with neighbours and consideration of their comments. However, it is asked that further consideration be given to the size of the proposed extension. A full assessment has been carried out above and the proposal is considered acceptable for the reasons set out.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BPD3 of the Adopted Biggleswade Neighbourhood Plan, the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024). |
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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:
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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)You are advised to note the comments of the Footpath Officer as set out below.
Public Footpath No. 47 runs directly behind the property along a private access road. No details as to the access to build the garden room have been supplied.
It would not be acceptable at any time for contractor's vehicles to be parked on the public footpath, it must be kept free from vehicles and from building materials at all times. Building materials must be stored on site.
If the access road is to be used for construction material deliveries, a banksman must be used to ensure the safety of the public.You are advised to note the comments of the Footpath Officer as set out below.
Public Footpath No. 47 runs directly behind the property along a private access road. No details as to the access to build the garden room have been supplied.
It would not be acceptable at any time for contractor's vehicles to be parked on the public footpath, it must be kept free from vehicles and from building materials at all times. Building materials must be stored on site.
If the access road is to be used for construction material deliveries, a banksman must be used to ensure the safety of the public. |
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