| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for a single storey extension to the front and side, a hip to gable roof extension with rooflights, two storey pitched roof extension to the rear, and flat roof single storey extension to rear.
The application site comprises a two-storey, semi-detached dwelling located along Stotfold Road, in Arlesey. The surrounding area is residential in nature, characterised with dwellings of a varied design and scale. The streetscene is varied in its appearance, with a mix of roof designs. As such, the proposed hip to gable roof extension with rooflights would not appear at odds with the character and grain of development in the local area. In addition, the single storey front and side extension would be modest in its scale and would form a proportionate addition to the host dwelling, which would also not be considered to give rise to any harmful impact upon the character and appearance of the area. The two storey rear extension would also be modest in its scale, appearing proportionate in relation to the existing built form. In addition, the two storey extension has been well set down from the ridgeline of the host dwelling, therefore appearing subservient and reducing the bulk of the extension. On this basis, this aspect of the proposal would also not be considered to result in any adverse impact upon the character and appearance of the area. The single storey rear extension would not be readily visible to the public realm, screened by the built form of the host dwelling. In addition, it would be appropriate in its scale and design and would also therefore not be deemed to result in any adverse impact upon the character and appearance of the area.
As regards neighbouring amenity, the proposed hip to gable extension and proposed two storey and single storey extensions would be sited adjacent to neighbouring dwelling No. 43 Stotfold Road. This neighbouring dwelling does not benefit from any windows on its side elevation and due to the modest design and scale of the proposals, together with their appropriate separation from No. 43 and its front and rear windows; no detrimental loss of light, overbearing impact or loss of outlook would be deemed to arise to this neighbouring property. Two windows are sought to the side of the host dwelling at the first floor level. To protect privacy and to ensure no overlooking impact would arise, it is considered appropriate to attach a condition to ensure these windows are obscure-glazed and fixed shut, unless the parts of the window which can be opened are sited 1.7 metres above ground level.
The hip to gable extension and single storey side extension would be mostly screened from No. 47 Stotfold Road by the built form of the host dwelling and would not therefore be deemed to result in any harmful impact. The single storey front extension, due to its modest scale and separation from No. 47, would also not be considered to give rise to any adverse harm. In addition to the above, the single storey rear extension would be mostly screened from No. 47 due to the siting of the single storey rear extension belonging to this neighbouring property. Moreover, the two storey rear extension would be appropriately separated from No. 47 and would comply with the 45 degree rule of light. On this basis and due to its modest scale, the two storey rear extension would not be considered to give rise to any detrimental loss of light, overbearing impact or loss of privacy to this neighbouring dwelling. 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 increase the number of bedrooms within the host dwelling from two, to three. As per the Parking Standards for New Developments SPD, the number of off-street parking spaces required would not increase and as such, the proposal would be acceptable on a like-for-like basis with regard to highway considerations.
Neighbouring properties and the Town Council have been consulted on this application. Arlesey Town Council confirmed no motion was tabled 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 and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for a single storey extension to the front and side, a hip to gable roof extension with rooflights, two storey pitched roof extension to the rear, and flat roof single storey extension to rear.
The application site comprises a two-storey, semi-detached dwelling located along Stotfold Road, in Arlesey. The surrounding area is residential in nature, characterised with dwellings of a varied design and scale. The streetscene is varied in its appearance, with a mix of roof designs. As such, the proposed hip to gable roof extension with rooflights would not appear at odds with the character and grain of development in the local area. In addition, the single storey front and side extension would be modest in its scale and would form a proportionate addition to the host dwelling, which would also not be considered to give rise to any harmful impact upon the character and appearance of the area. The two storey rear extension would also be modest in its scale, appearing proportionate in relation to the existing built form. In addition, the two storey extension has been well set down from the ridgeline of the host dwelling, therefore appearing subservient and reducing the bulk of the extension. On this basis, this aspect of the proposal would also not be considered to result in any adverse impact upon the character and appearance of the area. The single storey rear extension would not be readily visible to the public realm, screened by the built form of the host dwelling. In addition, it would be appropriate in its scale and design and would also therefore not be deemed to result in any adverse impact upon the character and appearance of the area.
As regards neighbouring amenity, the proposed hip to gable extension and proposed two storey and single storey extensions would be sited adjacent to neighbouring dwelling No. 43 Stotfold Road. This neighbouring dwelling does not benefit from any windows on its side elevation and due to the modest design and scale of the proposals, together with their appropriate separation from No. 43 and its front and rear windows; no detrimental loss of light, overbearing impact or loss of outlook would be deemed to arise to this neighbouring property. Two windows are sought to the side of the host dwelling at the first floor level. To protect privacy and to ensure no overlooking impact would arise, it is considered appropriate to attach a condition to ensure these windows are obscure-glazed and fixed shut, unless the parts of the window which can be opened are sited 1.7 metres above ground level.
The hip to gable extension and single storey side extension would be mostly screened from No. 47 Stotfold Road by the built form of the host dwelling and would not therefore be deemed to result in any harmful impact. The single storey front extension, due to its modest scale and separation from No. 47, would also not be considered to give rise to any adverse harm. In addition to the above, the single storey rear extension would be mostly screened from No. 47 due to the siting of the single storey rear extension belonging to this neighbouring property. Moreover, the two storey rear extension would be appropriately separated from No. 47 and would comply with the 45 degree rule of light. On this basis and due to its modest scale, the two storey rear extension would not be considered to give rise to any detrimental loss of light, overbearing impact or loss of privacy to this neighbouring dwelling. 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 increase the number of bedrooms within the host dwelling from two, to three. As per the Parking Standards for New Developments SPD, the number of off-street parking spaces required would not increase and as such, the proposal would be acceptable on a like-for-like basis with regard to highway considerations.
Neighbouring properties and the Town Council have been consulted on this application. Arlesey Town Council confirmed no motion was tabled 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 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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