| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for the demolition of existing single storey side, front and rear extensions and the erection of a two storey side extension and a single storey front extension, with new windows and doors.
The application site comprises a two-storey, end-of-terrace dwellinghouse located along High Street, in Arlesey. The host dwelling is one of a row of cottages, all similar in their design and appearance. The wider area is mostly residential in nature, characterised with dwellings of a varied design and appearance. The existing dwelling benefits from built form immediately adjacent to the angled boundary of the site, which the proposal would seek to replace with a two storey side extension in a similar angled design. With consideration of the design of the existing built form together with the modest scale of the proposed extensions, the angled design would not appear overly contrived or cramped at the site. Moreover, adjacent to the site lies a vehicular access and therefore there would be no terracing effect in this instance. In addition, the side extension has been set down from the ridgeline of the host dwelling and has also been set back from the principal elevation at the first floor, resulting in a subservient appearance and reducing the overall prominence of the extensions. Considering the above, on balance, the proposed extensions, cumulatively, would not be considered to result in any detrimental impact upon the character and appearance of the dwelling itself, or the character and appearance of the area.
As regards neighbouring amenity, the proposed two storey side extension and single storey front extension would be of modest proportions and would be well-separated and/ or partially screened from adjacent neighbouring dwellings Nos. 126 and 130A High Street as to where no detrimental overbearing impact, loss of outlook or loss of light would be deemed to arise. The first floor rear window in the two storey side extension would provide a similar outlook to the existing first floor rear windows and would as such not give rise to any adverse overlooking impacts. A first floor side window is sought on the side elevation of the two storey extension. However, this would have an outlook towards the front garden/ side elevation of No. 126 High Street, separated by a vehicular access. On this basis, no detrimental overlooking impact or loss of privacy would be considered to arise in this regard. All other neighbouring dwellings are deemed to be sufficiently separated and/ or screened from the proposals as to where they would not be adversely impacted.
The proposals would not adversely affect the parking or access arrangements at the site and would also not increase the number of bedrooms within the host dwelling. As such, the proposal would be acceptable on a like-for-like basis in this regard.
The Council's Rights of Way Officer was consulted and raised no objection to the proposals, however, noted that Arlesey Public Footpath No.1A runs along the side of the property and advised that a scaffold licence will be needed for the erection of the two storey extension, should any scaffolding be erected on the public footpath. Also, the Rights of Way Officer noted that contractor vehicles and/ or materials should not at any time be parked or stored on the access road/ public footpath. A relevant informative would be attached to any approval.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council did not comment 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, the Arlesey Neighbourhood Plan (2016-2031) and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for the demolition of existing single storey side, front and rear extensions and the erection of a two storey side extension and a single storey front extension, with new windows and doors.
The application site comprises a two-storey, end-of-terrace dwellinghouse located along High Street, in Arlesey. The host dwelling is one of a row of cottages, all similar in their design and appearance. The wider area is mostly residential in nature, characterised with dwellings of a varied design and appearance. The existing dwelling benefits from built form immediately adjacent to the angled boundary of the site, which the proposal would seek to replace with a two storey side extension in a similar angled design. With consideration of the design of the existing built form together with the modest scale of the proposed extensions, the angled design would not appear overly contrived or cramped at the site. Moreover, adjacent to the site lies a vehicular access and therefore there would be no terracing effect in this instance. In addition, the side extension has been set down from the ridgeline of the host dwelling and has also been set back from the principal elevation at the first floor, resulting in a subservient appearance and reducing the overall prominence of the extensions. Considering the above, on balance, the proposed extensions, cumulatively, would not be considered to result in any detrimental impact upon the character and appearance of the dwelling itself, or the character and appearance of the area.
As regards neighbouring amenity, the proposed two storey side extension and single storey front extension would be of modest proportions and would be well-separated and/ or partially screened from adjacent neighbouring dwellings Nos. 126 and 130A High Street as to where no detrimental overbearing impact, loss of outlook or loss of light would be deemed to arise. The first floor rear window in the two storey side extension would provide a similar outlook to the existing first floor rear windows and would as such not give rise to any adverse overlooking impacts. A first floor side window is sought on the side elevation of the two storey extension. However, this would have an outlook towards the front garden/ side elevation of No. 126 High Street, separated by a vehicular access. On this basis, no detrimental overlooking impact or loss of privacy would be considered to arise in this regard. All other neighbouring dwellings are deemed to be sufficiently separated and/ or screened from the proposals as to where they would not be adversely impacted.
The proposals would not adversely affect the parking or access arrangements at the site and would also not increase the number of bedrooms within the host dwelling. As such, the proposal would be acceptable on a like-for-like basis in this regard.
The Council's Rights of Way Officer was consulted and raised no objection to the proposals, however, noted that Arlesey Public Footpath No.1A runs along the side of the property and advised that a scaffold licence will be needed for the erection of the two storey extension, should any scaffolding be erected on the public footpath. Also, the Rights of Way Officer noted that contractor vehicles and/ or materials should not at any time be parked or stored on the access road/ public footpath. A relevant informative would be attached to any approval.
Neighbouring properties and the Town Council have been consulted on this application. The Town Council did not comment 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, the Arlesey Neighbourhood Plan (2016-2031) 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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)A scaffold licence may be required, should any scaffolding be erected on the adjacent public footpath. The scaffold licence will need to be applied for via CBC's Streetworks team: streetworks@centralbedfordshire.gov.uk. The Applicant will need to check that the builder has applied for the licence, and if not, they are responsible for applying for the licence.
Contractors vehicles should not at any time be parked on the access road, as it is narrow and both pedestrian and private vehicular access may be affected. At no time should building materials be placed or stored along the access road, they should always be stored on site, and any building material deliveries to the property should be overseen by a banksman.A scaffold licence may be required, should any scaffolding be erected on the adjacent public footpath. The scaffold licence will need to be applied for via CBC's Streetworks team: streetworks@centralbedfordshire.gov.uk. The Applicant will need to check that the builder has applied for the licence, and if not, they are responsible for applying for the licence.
Contractors vehicles should not at any time be parked on the access road, as it is narrow and both pedestrian and private vehicular access may be affected. At no time should building materials be placed or stored along the access road, they should always be stored on site, and any building material deliveries to the property should be overseen by a banksman. |
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