| Informative Notes: | | 1
)Reasons for Granting
The application site is The Lodge situated on Sutton Hill in the parish of Wrestlingworth. The detached two-storey dwelling is constructed of painted render, brickwork with white upvc windows and a tiled roof. It occupies an isolated rural position within open countryside.
Planning history shows the property has already been substantially extended, including a 2007 permission creating a five-bedroomed property with an independently accessed guest room. The current layout appears to function as a nine bedroomed-property. The proposal seeks to extend the property further together with several design alterations. The existing garage would be converted and extended on the southwest elevation to provide additional ground floor living accommodation. It would be single storey designed with a flat roof, some 2.5m deep and 5m wide, and subservient in appearance. A small monopitched single-storey extension is proposed to the northeast elevation to enlarge the utility room. On the southeast elevation, a shallow two-storey infill extension is proposed between the main house and existing side extension. Although it would be flat roofed it would match the eaves of the main dwelling and has now been set back 0.3m from the main elevation to reduce visual impact. Due to its recess and distance from the road it would not be visually prominent. Additional works on the southeast elevation include a replacement portico to the main entrance, reform the bay window, and a new canopy over existing door which are all modest in scale and visually in keeping. External changes include insertion and alterations to fenestration which are also visually acceptable. There is a close boarded fence to the road frontage and despite the cumulative changes sought, the development would only be visible from the public realm from certain part of the highway and would not be visually prominent. Materials proposed are matching which could be conditioned. Overall, and considering the above, the proposal would not harm the character and appearance of the area.
The site is isolated in location along Sutton Hill with the nearest property being a far distance away. As such no surrounding properties will be unduly affected in terms of residential amenity due to the distances and relationships involved.
There would be no increase in the number of bedrooms as a result of the proposal and the property would remain nine bedroomed. Although the double garage will be converted, sufficient on site parking would be retained on the existing hardstanding. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The proposed development site lies within a multi-period archaeological landscape. However, the scale and nature of the proposal are such there is unlikely to be a major impact upon any surviving archaeological remains. Therefore, the Archaeology Team have no comment to make.
The Ecology Officer has no objection and given the site is located adjacent to woodland, hedgerows and arable farmland which could offer foraging opportunities for bats it is suggested an informative is attached.
Neighbouring properties have been consulted on the application and no comments have been received. Nature Space and Wrestlingworth Parish Council were consulted and have not commented on the proposal.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BE2 of the Wrestlingworth Neighbourhood Plan (Adopted 2018), 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 The Lodge situated on Sutton Hill in the parish of Wrestlingworth. The detached two-storey dwelling is constructed of painted render, brickwork with white upvc windows and a tiled roof. It occupies an isolated rural position within open countryside.
Planning history shows the property has already been substantially extended, including a 2007 permission creating a five-bedroomed property with an independently accessed guest room. The current layout appears to function as a nine bedroomed-property. The proposal seeks to extend the property further together with several design alterations. The existing garage would be converted and extended on the southwest elevation to provide additional ground floor living accommodation. It would be single storey designed with a flat roof, some 2.5m deep and 5m wide, and subservient in appearance. A small monopitched single-storey extension is proposed to the northeast elevation to enlarge the utility room. On the southeast elevation, a shallow two-storey infill extension is proposed between the main house and existing side extension. Although it would be flat roofed it would match the eaves of the main dwelling and has now been set back 0.3m from the main elevation to reduce visual impact. Due to its recess and distance from the road it would not be visually prominent. Additional works on the southeast elevation include a replacement portico to the main entrance, reform the bay window, and a new canopy over existing door which are all modest in scale and visually in keeping. External changes include insertion and alterations to fenestration which are also visually acceptable. There is a close boarded fence to the road frontage and despite the cumulative changes sought, the development would only be visible from the public realm from certain part of the highway and would not be visually prominent. Materials proposed are matching which could be conditioned. Overall, and considering the above, the proposal would not harm the character and appearance of the area.
The site is isolated in location along Sutton Hill with the nearest property being a far distance away. As such no surrounding properties will be unduly affected in terms of residential amenity due to the distances and relationships involved.
There would be no increase in the number of bedrooms as a result of the proposal and the property would remain nine bedroomed. Although the double garage will be converted, sufficient on site parking would be retained on the existing hardstanding. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The proposed development site lies within a multi-period archaeological landscape. However, the scale and nature of the proposal are such there is unlikely to be a major impact upon any surviving archaeological remains. Therefore, the Archaeology Team have no comment to make.
The Ecology Officer has no objection and given the site is located adjacent to woodland, hedgerows and arable farmland which could offer foraging opportunities for bats it is suggested an informative is attached.
Neighbouring properties have been consulted on the application and no comments have been received. Nature Space and Wrestlingworth Parish Council were consulted and have not commented on the proposal.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BE2 of the Wrestlingworth Neighbourhood Plan (Adopted 2018), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024). |
| 2
)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. |
| 3
)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). |
| 4
)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. |
| 5
)You are advised to note the comments of the Ecology Officer as set out below.
The applicant is reminded that, under the Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended), it is an offence to: deliberately capture, disturb, injure, or kill bats; damage or destroy a breeding or resting place; obstruct access to their resting or sheltering places; intentionally or recklessly disturb a bat while it's in a structure or place of shelter or protection. Planning consent for a development does not provide a defence against prosecution under these acts. It is the legal responsibility of the contractor to check for bats, should bats be found at any stages of the development works, then all works should cease, and Natural England should be contacted for advice.You are advised to note the comments of the Ecology Officer as set out below.
The applicant is reminded that, under the Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended), it is an offence to: deliberately capture, disturb, injure, or kill bats; damage or destroy a breeding or resting place; obstruct access to their resting or sheltering places; intentionally or recklessly disturb a bat while it's in a structure or place of shelter or protection. Planning consent for a development does not provide a defence against prosecution under these acts. It is the legal responsibility of the contractor to check for bats, should bats be found at any stages of the development works, then all works should cease, and Natural England should be contacted for advice. |
|
|---|