| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a first floor rear extension with internal alterations and new side window.
The application site comprises a two-storey, semi-detached dwellinghouse located along Cottage Road, in Sandy. The surrounding area is residential in nature, characterised with dwellings of a similar design and appearance. The first floor rear extension would be sited to the rear of the host dwelling and would as such not be readily visible to the public realm from Cottage Road. The extension would be sited atop existing ground floor built form and would be modest in its overall scale, not resulting in any significant sprawl of built form at the site. In addition, the proposal has been well set down from the ridgeline, appearing subservient in relation to the existing dwelling. Considering the above, the proposed extension would be deemed to form an acceptable addition to the host dwelling, which would not be considered to result in any detrimental impact upon the character and appearance of the area.
As regards neighbouring amenity, the extension has been appropriately separated from the built form of its attached neighbouring dwelling No. 30 Cottage Road. In addition, the proposal would be considered to comply with the horizontal 45-degree rule of light in relation to the adjacent clear glazed window belonging to this dwelling. As such, the proposal would not be considered to give rise to any detrimental loss of light or overbearing impact to this neighbouring dwelling. In addition, the rear window of the extension would provide a similar outlook to that of the existing rear windows, as to where there would be no adverse loss of privacy. Moreover, the proposed extension would be appropriately separated from neighbouring dwelling No. 26 Cottage Road. Considering this separation, together with consideration of the modest scale and proportions of the proposed extension; no detrimental overbearing impact, loss of outlook or loss of light would be deemed to arise to this neighbouring dwelling. Moreover, the rear window of the extension would provide a similar outlook to that of the existing rear windows, as to where there would be no adverse loss of privacy. The new first-floor side window has been detailed as being obscure-glazed, which is acceptable and would be deemed to retain an acceptable level of privacy. A condition would be applied to any approval to ensure this.
The proposals would increase the number of bedrooms within the host dwelling from three, to four. As per the Council's Parking Standards SPD, a total number of 3 off-street parking spaces would be required. These have been demonstrated as being achievable on the existing driveway and it was noted within the Officer's Report of a previous application at the site (reference: CB/24/02978/FULL) that a similar proposal was not deemed to result in a significant highway safety issue. As such, the proposal would be deemed acceptable with regard to highway considerations.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no comment to the revised scheme and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for a first floor rear extension with internal alterations and new side window.
The application site comprises a two-storey, semi-detached dwellinghouse located along Cottage Road, in Sandy. The surrounding area is residential in nature, characterised with dwellings of a similar design and appearance. The first floor rear extension would be sited to the rear of the host dwelling and would as such not be readily visible to the public realm from Cottage Road. The extension would be sited atop existing ground floor built form and would be modest in its overall scale, not resulting in any significant sprawl of built form at the site. In addition, the proposal has been well set down from the ridgeline, appearing subservient in relation to the existing dwelling. Considering the above, the proposed extension would be deemed to form an acceptable addition to the host dwelling, which would not be considered to result in any detrimental impact upon the character and appearance of the area.
As regards neighbouring amenity, the extension has been appropriately separated from the built form of its attached neighbouring dwelling No. 30 Cottage Road. In addition, the proposal would be considered to comply with the horizontal 45-degree rule of light in relation to the adjacent clear glazed window belonging to this dwelling. As such, the proposal would not be considered to give rise to any detrimental loss of light or overbearing impact to this neighbouring dwelling. In addition, the rear window of the extension would provide a similar outlook to that of the existing rear windows, as to where there would be no adverse loss of privacy. Moreover, the proposed extension would be appropriately separated from neighbouring dwelling No. 26 Cottage Road. Considering this separation, together with consideration of the modest scale and proportions of the proposed extension; no detrimental overbearing impact, loss of outlook or loss of light would be deemed to arise to this neighbouring dwelling. Moreover, the rear window of the extension would provide a similar outlook to that of the existing rear windows, as to where there would be no adverse loss of privacy. The new first-floor side window has been detailed as being obscure-glazed, which is acceptable and would be deemed to retain an acceptable level of privacy. A condition would be applied to any approval to ensure this.
The proposals would increase the number of bedrooms within the host dwelling from three, to four. As per the Council's Parking Standards SPD, a total number of 3 off-street parking spaces would be required. These have been demonstrated as being achievable on the existing driveway and it was noted within the Officer's Report of a previous application at the site (reference: CB/24/02978/FULL) that a similar proposal was not deemed to result in a significant highway safety issue. As such, the proposal would be deemed acceptable with regard to highway considerations.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council raised no comment to the revised scheme and no comments were received in the form of public representations.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Development SPD and Section 12 of the NPPF. |
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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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