| Informative Notes: | | 1
)Reasons for Granting
The application site is a single storey, semi-detached bungalow located on Holmewood Road, Greenfield. It is constructed mainly of brickwork with a tiled gable roof. The proposal consists of the demolition of an existing conservatory and detached garage with the erection of single storey side and rear extensions. The proposed side elevation would measure approximately 4.8 metres in width with a depth of 5.8 metres, the proposed rear elevation approximately 10.6 metres in width with a depth of 5 metres. The extensions would have an overall depth of 10.8 metres and a height of 2.6 metres to the eaves with a maximum gable roof height of 5 metres. The overall footprint of the property would increase by some 55.6 square metres to serve an additional bedroom and extended open plan kitchen/living area.
Holmewood Road is characterised by single-storey, semi-detached dwellings of similar age and design. Rear and side projections to other properties across Holmewood Road are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The majority of the proposal would be located to the rear of the property where it is not visible in the street scene, and would sit partially within the footprint of the existing built form. While the proposal features a greater amount of glazing than is characteristic of the immediate context, it remains proportionate and, as part of a cohesive design, would not be considered to result in harm to the character and appearance of the area. The side extension would be in keeping with the design and material of the surrounding character, furthermore, this extension would be set back some 6 metres from the front elevation and, as such,would have limited visual presence within the street scene.
In terms of scale, the proposed extension would result in a significant increase in the dwellings footprint, due to the single storey nature of the structure, and the retained eaves height, the proposal would be considered subservient to the host dwelling. Overall the proposal, although noted to be of substantial size, would not lead to detrimental impacts on the character and appearance of the surrounding area.
In regards to neighbouring amenity, the most potentially impacted neighbouring dwelling is deemed to be No.12 Holmewood Road. The proposed extension would project further from the rear elevation than the existing built form; however, it would not extend beyond the rear projection of this neighbouring property. The combined form of development would result in a degree of enclosure, creating a tunnelling effect along the shared boundary. Nevertheless, this relationship is partly derived from No.12's existing built form and is comparable to the current situation, and therefore is considered acceptable in this regard. Owing to the orientation of the properties in relation to sunlight and the modest height of the eaves, the development is unlikely to cause an unacceptable loss of daylight or sunlight to this neighbour. As such, the proposal is not considered to give rise to a loss of light or privacy or cause an overbearing impact on this neighbour.
Neighbouring dwelling No.14 would be separated from the proposal by approximately 4 metres, due to this separation distance no detrimental impact on occupants would be deemed to arise. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would create an additional bedroom within the side extension. The application site has ample space for three parking spaces to the front of the dwelling, as such, the proposal would not cause detrimental harm to the highway or its users.
Flitton and Greenfield Parish Council were consulted on this application and did not provide any comments. The Tree and Landscape Officer was consulted in regards to this proposal but had no objections. The application was subject to public consultation and no representations were received.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024).Reasons for Granting
The application site is a single storey, semi-detached bungalow located on Holmewood Road, Greenfield. It is constructed mainly of brickwork with a tiled gable roof. The proposal consists of the demolition of an existing conservatory and detached garage with the erection of single storey side and rear extensions. The proposed side elevation would measure approximately 4.8 metres in width with a depth of 5.8 metres, the proposed rear elevation approximately 10.6 metres in width with a depth of 5 metres. The extensions would have an overall depth of 10.8 metres and a height of 2.6 metres to the eaves with a maximum gable roof height of 5 metres. The overall footprint of the property would increase by some 55.6 square metres to serve an additional bedroom and extended open plan kitchen/living area.
Holmewood Road is characterised by single-storey, semi-detached dwellings of similar age and design. Rear and side projections to other properties across Holmewood Road are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The majority of the proposal would be located to the rear of the property where it is not visible in the street scene, and would sit partially within the footprint of the existing built form. While the proposal features a greater amount of glazing than is characteristic of the immediate context, it remains proportionate and, as part of a cohesive design, would not be considered to result in harm to the character and appearance of the area. The side extension would be in keeping with the design and material of the surrounding character, furthermore, this extension would be set back some 6 metres from the front elevation and, as such,would have limited visual presence within the street scene.
In terms of scale, the proposed extension would result in a significant increase in the dwellings footprint, due to the single storey nature of the structure, and the retained eaves height, the proposal would be considered subservient to the host dwelling. Overall the proposal, although noted to be of substantial size, would not lead to detrimental impacts on the character and appearance of the surrounding area.
In regards to neighbouring amenity, the most potentially impacted neighbouring dwelling is deemed to be No.12 Holmewood Road. The proposed extension would project further from the rear elevation than the existing built form; however, it would not extend beyond the rear projection of this neighbouring property. The combined form of development would result in a degree of enclosure, creating a tunnelling effect along the shared boundary. Nevertheless, this relationship is partly derived from No.12's existing built form and is comparable to the current situation, and therefore is considered acceptable in this regard. Owing to the orientation of the properties in relation to sunlight and the modest height of the eaves, the development is unlikely to cause an unacceptable loss of daylight or sunlight to this neighbour. As such, the proposal is not considered to give rise to a loss of light or privacy or cause an overbearing impact on this neighbour.
Neighbouring dwelling No.14 would be separated from the proposal by approximately 4 metres, due to this separation distance no detrimental impact on occupants would be deemed to arise. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would create an additional bedroom within the side extension. The application site has ample space for three parking spaces to the front of the dwelling, as such, the proposal would not cause detrimental harm to the highway or its users.
Flitton and Greenfield Parish Council were consulted on this application and did not provide any comments. The Tree and Landscape Officer was consulted in regards to this proposal but had no objections. The application was subject to public consultation and no representations were received.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024). |
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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:
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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