| Informative Notes: | | 1
)Reasons for Granting:
The proposal seeks planning permission for the erection of single storey rear and side extensions following the demolition of an existing conservatory and detached double garage.
The application site comprises a detached bungalow located along Langford Road, to the northern edge of Henlow. To the south of the site lies the settlement of Henlow, and to the north of the site lies the open countryside which separates Henlow from Langford. Langford Road is characterised with dwellings of a varied design, scale and appearance. To its northern end, in the surrounding proximity of the host dwelling and application site, mostly lay bungalows and 1.5 storey properties of a chalet bungalow design (except for a two storey dwelling to the very northern edge of the settlement, No. 30 Langford Road). Further south of the site, along Langford Road, there is a more uniform pattern of two storey development. Dwellings in the local area have benefited from various extensions to their front and side elevations, which are readily visible within the streetscene. These include garages and extensions to the side and/ or front of dwellings. It is acknowledged, therefore, that the local area is varied in its appearance with no particular regular or uniform pattern of development.
The proposed single storey rear and side extensions would replace an existing conservatory and detached double garage at the site, however, would be sited in and across a larger footprint. The extensions would be large in their footprint and scale, sprawling from boundary to boundary. However, the dwelling is sited on a large plot and the extensions would still retain an appropriate separation from all boundaries, whereby the additions would not be considered to result in any overdeveloped appearance. In addition, it is acknowledged that the local area is varied in its design and appearance, with no particular pattern of development and as a result, the extensions cannot be said to appear at odds with the character of the area. Moreover, the extensions would have a part hipped, part flat roof, reflecting the design and character of the existing dwelling. The side extension would also have a height which does not exceed the height of the host dwelling, thereby appearing a subservient addition which would not dominate or overwhelm the scale and design of the host dwelling. The side extension, when viewed from within the streetscene, would appear similar to the existing garage and would also partially screen parts of the proposed extensions. Considering this, the proposed extensions, whilst large in their footprint, would replace some existing built form, would not appear overly prominent and would not overwhelm the existing dwelling. As such, it is considered that the proposals would not give rise to any detrimental impact upon the character and appearance of the area.
Furthermore, it is also acknowledged that the intention for the new accommodation is to provide an independent living space for multi generation family use. The Design and Access Statement provided confirms the extension and its use will be ancillary to the existing dwelling. This new accommodation would share facilities with the host dwelling, including parking, access and private amenity areas. As such, it is considered that this accommodation would play a proportionate and ancillary role to the host dwelling, which would be acceptable.
As regards neighbouring amenity, the proposed extensions would be sited adjacent to the shared boundary with neighbouring dwelling No. 25 Langford Road, however, would retain an appropriate separation. This neighbouring dwelling does not benefit from any windows on its ground floor side elevation adjacent to the shared boundary. The built form of No. 25 would also mostly screen the extensions from the rear amenity space of this neighbouring dwellinghouse. As such, the proposals would not give rise to any detrimental loss of light or overbearing impact to No. 25. In addition, some windows would be sited on the side elevation of the proposed extensions. However, on the basis of the above, no adverse mutual loss of privacy would be deemed to arise.
The proposals would increase the number of bedrooms within the host dwelling from three, to four. As per the Council's Parking Standards SPD, a total number of 3 off-street parking spaces would be required. These are considered to be achievable on the existing driveway to the front of the property. As such, the proposal would be deemed acceptable with regard to highway considerations.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection 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 single storey rear and side extensions following the demolition of an existing conservatory and detached double garage.
The application site comprises a detached bungalow located along Langford Road, to the northern edge of Henlow. To the south of the site lies the settlement of Henlow, and to the north of the site lies the open countryside which separates Henlow from Langford. Langford Road is characterised with dwellings of a varied design, scale and appearance. To its northern end, in the surrounding proximity of the host dwelling and application site, mostly lay bungalows and 1.5 storey properties of a chalet bungalow design (except for a two storey dwelling to the very northern edge of the settlement, No. 30 Langford Road). Further south of the site, along Langford Road, there is a more uniform pattern of two storey development. Dwellings in the local area have benefited from various extensions to their front and side elevations, which are readily visible within the streetscene. These include garages and extensions to the side and/ or front of dwellings. It is acknowledged, therefore, that the local area is varied in its appearance with no particular regular or uniform pattern of development.
The proposed single storey rear and side extensions would replace an existing conservatory and detached double garage at the site, however, would be sited in and across a larger footprint. The extensions would be large in their footprint and scale, sprawling from boundary to boundary. However, the dwelling is sited on a large plot and the extensions would still retain an appropriate separation from all boundaries, whereby the additions would not be considered to result in any overdeveloped appearance. In addition, it is acknowledged that the local area is varied in its design and appearance, with no particular pattern of development and as a result, the extensions cannot be said to appear at odds with the character of the area. Moreover, the extensions would have a part hipped, part flat roof, reflecting the design and character of the existing dwelling. The side extension would also have a height which does not exceed the height of the host dwelling, thereby appearing a subservient addition which would not dominate or overwhelm the scale and design of the host dwelling. The side extension, when viewed from within the streetscene, would appear similar to the existing garage and would also partially screen parts of the proposed extensions. Considering this, the proposed extensions, whilst large in their footprint, would replace some existing built form, would not appear overly prominent and would not overwhelm the existing dwelling. As such, it is considered that the proposals would not give rise to any detrimental impact upon the character and appearance of the area.
Furthermore, it is also acknowledged that the intention for the new accommodation is to provide an independent living space for multi generation family use. The Design and Access Statement provided confirms the extension and its use will be ancillary to the existing dwelling. This new accommodation would share facilities with the host dwelling, including parking, access and private amenity areas. As such, it is considered that this accommodation would play a proportionate and ancillary role to the host dwelling, which would be acceptable.
As regards neighbouring amenity, the proposed extensions would be sited adjacent to the shared boundary with neighbouring dwelling No. 25 Langford Road, however, would retain an appropriate separation. This neighbouring dwelling does not benefit from any windows on its ground floor side elevation adjacent to the shared boundary. The built form of No. 25 would also mostly screen the extensions from the rear amenity space of this neighbouring dwellinghouse. As such, the proposals would not give rise to any detrimental loss of light or overbearing impact to No. 25. In addition, some windows would be sited on the side elevation of the proposed extensions. However, on the basis of the above, no adverse mutual loss of privacy would be deemed to arise.
The proposals would increase the number of bedrooms within the host dwelling from three, to four. As per the Council's Parking Standards SPD, a total number of 3 off-street parking spaces would be required. These are considered to be achievable on the existing driveway to the front of the property. As such, the proposal would be deemed acceptable with regard to highway considerations.
Neighbouring properties and the Parish Council have been consulted on this application. The Parish Council raised no objection 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. |
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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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