| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for the erection of a timber double garage.
The application site comprises a two-storey, end of terrace cottage located in Ireland, to the north of Shefford. The surrounding area is rural in nature, characterised with few residential dwellings. The host dwelling itself is not a Listed Building. However, on the basis of its age, siting and historical and architectural features, the dwelling is deemed a non-designated heritage asset. Paragraph 216 of the NPPF (2024) states:
"The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset."
Moreover, Policy HE3 of the Central Bedfordshire Local Plan states:
"Development proposals affecting designated and non-designated heritage assets of local importance will be granted provided they:
1. Where possible, preserve, sustain and enhance the special character, significance, appearance and/or special architectural or historic interest of the asset/s in terms of scale, form, proportion, design, materials and the retention of features in accordance with national planning policy and legislation..."
The proposed timber double garage would be appropriately separated from the host dwelling, separated by an existing access and driveway, sited on land which, from the information provided and available, would appear to have been used historically as garden land in association with the host dwellinghouse. The garage would be of timber frame construction with dark-stained horizontal lap-board cladding and dark-stained vertical timber boarding for the doors. In addition, the garage would not be considered to comprise an overly significant or dominant addition at the site and would, particularly by virtue of its materials which would be expected for similar development in such a countryside location; respect the rural character of the area. Moreover, the garage would not be deemed to appear overly visible or prominent within the local area, due to its set back from the highway and as it would be mostly screened by mature landscaping along the north-eastern boundary. Considering the above, the double garage would appear an appropriate addition at the application site, which would be considered to preserve and would not detract views away from, the host dwelling. Aside from this, the extension to the driveway would be considered acceptable on the basis of its limited sprawl across the site and limited impact upon landscaping and the rural nature of the site. As such, the proposals would be acceptable and would not be considered to result in any harmful impact upon the character and appearance of the rural area.
As regards neighbouring amenity, the double garage would be well-separated from neighbouring residential dwellings as to where no adverse loss of light, overbearing impact or loss or privacy would be deemed to arise.
The proposals would increase the parking at the site, and would not adversely impact the access arrangements. As such, the proposal would be acceptable, with regard to highway considerations.
Neighbouring properties and the Parish Council have been consulted on this application. Southill Parish 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 and Section 12 of the NPPF.Reasons for Granting:
The proposal seeks planning permission for the erection of a timber double garage.
The application site comprises a two-storey, end of terrace cottage located in Ireland, to the north of Shefford. The surrounding area is rural in nature, characterised with few residential dwellings. The host dwelling itself is not a Listed Building. However, on the basis of its age, siting and historical and architectural features, the dwelling is deemed a non-designated heritage asset. Paragraph 216 of the NPPF (2024) states:
"The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset."
Moreover, Policy HE3 of the Central Bedfordshire Local Plan states:
"Development proposals affecting designated and non-designated heritage assets of local importance will be granted provided they:
1. Where possible, preserve, sustain and enhance the special character, significance, appearance and/or special architectural or historic interest of the asset/s in terms of scale, form, proportion, design, materials and the retention of features in accordance with national planning policy and legislation..."
The proposed timber double garage would be appropriately separated from the host dwelling, separated by an existing access and driveway, sited on land which, from the information provided and available, would appear to have been used historically as garden land in association with the host dwellinghouse. The garage would be of timber frame construction with dark-stained horizontal lap-board cladding and dark-stained vertical timber boarding for the doors. In addition, the garage would not be considered to comprise an overly significant or dominant addition at the site and would, particularly by virtue of its materials which would be expected for similar development in such a countryside location; respect the rural character of the area. Moreover, the garage would not be deemed to appear overly visible or prominent within the local area, due to its set back from the highway and as it would be mostly screened by mature landscaping along the north-eastern boundary. Considering the above, the double garage would appear an appropriate addition at the application site, which would be considered to preserve and would not detract views away from, the host dwelling. Aside from this, the extension to the driveway would be considered acceptable on the basis of its limited sprawl across the site and limited impact upon landscaping and the rural nature of the site. As such, the proposals would be acceptable and would not be considered to result in any harmful impact upon the character and appearance of the rural area.
As regards neighbouring amenity, the double garage would be well-separated from neighbouring residential dwellings as to where no adverse loss of light, overbearing impact or loss or privacy would be deemed to arise.
The proposals would increase the parking at the site, and would not adversely impact the access arrangements. As such, the proposal would be acceptable, with regard to highway considerations.
Neighbouring properties and the Parish Council have been consulted on this application. Southill Parish 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 and Section 12 of the NPPF. |
| 2
)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). |
| 3
)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. |
| 4
)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
| 5
)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 |
| 6
)Please note this permission does not confer any rights with regard to the extent of the residential curtilage.Please note this permission does not confer any rights with regard to the extent of the residential curtilage. |
|
|---|