| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey detached dwelling located on Ampthill Road in Silsoe. The proposal consists of the erection of front and rear part single-storey, part two-storey extensions and a first floor side extension above the existing garage. The proposal also includes the construction of a new front boundary wall with gates.
The proposed rear extension would measure 16.8 meters in width, 8 meters in depth and would have a flat roof height of 3.3 meters. Whilst it is acknowledged that the rear extension would be significant in depth, it is considered that the application site benefits from a spacious plot, with large detached dwellings in the surrounding area. The rear extension would not be visible to the streetscene and as such would not result in any detrimental harm to the character and appearance of the area.
The proposed development, in terms of scale, would appear proportionate to the host dwelling. Pre-application advice was sought and following this, the first-floor side extension has been set down from the main ridge line by 300mm and would appear subservient to the host dwelling. The proposed boundary wall and gate would be sited to the front of the dwelling. The proposed gate, due to its set back of 6.5 metres would not likely have a detrimental impact on the streetscene. The proposed gate design would appear open, and in keeping with the existing area within the street scene, Whilst it is considered that the existing hedgerow would be a more a favourable form of boundary treatment, the proposed wall would not appear out of character within the street scene with a mixed variety of boundary treatment located within close vicinity of the site, including low brick boundary walls.
In terms of neighbouring amenity, the proposed rear extension would be significant in depth, with a total depth of 8 metres along the boundary of neighbouring property No.32 Ampthill Road. The proposed extension would surpass the building line of No.32 by 1.5 metre. Given the limited protrusion from the built form and compliance with the 45 degree rule of light, it is considered that the proposed rear extension would not result in a detrimental impact on this neighbouring dwelling.
The proposed first floor side extension would be sited approximately 1 metre away from the boundary of neighbouring property No.28 Ampthill Road and would be sited approximately 2 metres away from the built form of this property. It is considered that due to the scale of the proposed extensions, the separation distance between dwellings and the staggered siting, the proposed extensions would have some overbearing impact on the rear amenity of No.28. The closest window appears to serve a ground floor bedroom and would likely be impacted by the proposal. It is acknowledged that the neighbouring dwelling is heavily screened by the existing tall soft landscaping and the existing built form of No.30 has an existing impact along the shared boundary. As such, significant weight is afforded to the existing on site conditions. Nevertheless, the 45 degree rule of light, as shown on the provided block plan, shows that the proposed extensions would not result in a greater significant impact on this dwelling's ground floor windows than already exists, as such the proposal would not exacerbate the situation.
The proposal would increase the number of bedrooms from 4 to a 5 bedroom dwelling. According to the Parking Standards SPD, a 5 bedroom dwelling would require four off-street parking spaces. The provided parking plans shows that this can be achieved at the site. In addition, should further off-street parking be required by future occupiers, the application site benefits from a large amenity area to the front of the dwelling. The set back of the entrance gates is acceptable to allow a vehicle to pull clear of the highway while the gates are being opened.
There are a number of protected trees within the application site. The Council's Trees and Landscape Officer was consulted on the application and noted that a Tree Survey, Arboricultural Impact Assessment and Preliminary Method Statement has been provided and includes suitable protection for the tree. Silsoe Parish Council were consulted on the application and no comments were received. 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, the Silsoe Neighbourhood Plan (2019), Section 11 of Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site is a two-storey detached dwelling located on Ampthill Road in Silsoe. The proposal consists of the erection of front and rear part single-storey, part two-storey extensions and a first floor side extension above the existing garage. The proposal also includes the construction of a new front boundary wall with gates.
The proposed rear extension would measure 16.8 meters in width, 8 meters in depth and would have a flat roof height of 3.3 meters. Whilst it is acknowledged that the rear extension would be significant in depth, it is considered that the application site benefits from a spacious plot, with large detached dwellings in the surrounding area. The rear extension would not be visible to the streetscene and as such would not result in any detrimental harm to the character and appearance of the area.
The proposed development, in terms of scale, would appear proportionate to the host dwelling. Pre-application advice was sought and following this, the first-floor side extension has been set down from the main ridge line by 300mm and would appear subservient to the host dwelling. The proposed boundary wall and gate would be sited to the front of the dwelling. The proposed gate, due to its set back of 6.5 metres would not likely have a detrimental impact on the streetscene. The proposed gate design would appear open, and in keeping with the existing area within the street scene, Whilst it is considered that the existing hedgerow would be a more a favourable form of boundary treatment, the proposed wall would not appear out of character within the street scene with a mixed variety of boundary treatment located within close vicinity of the site, including low brick boundary walls.
In terms of neighbouring amenity, the proposed rear extension would be significant in depth, with a total depth of 8 metres along the boundary of neighbouring property No.32 Ampthill Road. The proposed extension would surpass the building line of No.32 by 1.5 metre. Given the limited protrusion from the built form and compliance with the 45 degree rule of light, it is considered that the proposed rear extension would not result in a detrimental impact on this neighbouring dwelling.
The proposed first floor side extension would be sited approximately 1 metre away from the boundary of neighbouring property No.28 Ampthill Road and would be sited approximately 2 metres away from the built form of this property. It is considered that due to the scale of the proposed extensions, the separation distance between dwellings and the staggered siting, the proposed extensions would have some overbearing impact on the rear amenity of No.28. The closest window appears to serve a ground floor bedroom and would likely be impacted by the proposal. It is acknowledged that the neighbouring dwelling is heavily screened by the existing tall soft landscaping and the existing built form of No.30 has an existing impact along the shared boundary. As such, significant weight is afforded to the existing on site conditions. Nevertheless, the 45 degree rule of light, as shown on the provided block plan, shows that the proposed extensions would not result in a greater significant impact on this dwelling's ground floor windows than already exists, as such the proposal would not exacerbate the situation.
The proposal would increase the number of bedrooms from 4 to a 5 bedroom dwelling. According to the Parking Standards SPD, a 5 bedroom dwelling would require four off-street parking spaces. The provided parking plans shows that this can be achieved at the site. In addition, should further off-street parking be required by future occupiers, the application site benefits from a large amenity area to the front of the dwelling. The set back of the entrance gates is acceptable to allow a vehicle to pull clear of the highway while the gates are being opened.
There are a number of protected trees within the application site. The Council's Trees and Landscape Officer was consulted on the application and noted that a Tree Survey, Arboricultural Impact Assessment and Preliminary Method Statement has been provided and includes suitable protection for the tree. Silsoe Parish Council were consulted on the application and no comments were received. 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, the Silsoe Neighbourhood Plan (2019), Section 11 of Central Bedfordshire Design Guide, the 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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