| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwelling located on Bittern Mead, Leighton Buzzard. No.2 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of a garage conversion which would see the installation of a window on the front elevation and brickwork to replace the existing garage door.
The proposal would not result in an increase in the properties footprint, but the installation of the window on the front elevation and brickwork would be readily visible within the street scene of Bittern Mead. However, these would both be considered minor alterations that would not have a detrimental impact on the character and appearance of the area. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, there are no privacy concerns regarding the installation of the window on the front elevation as there are no properties opposite the application site. The alterations to the front of the property would be visible from a number of properties on Bittern Mead, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal would facilitate an additional bedroom at the property, taking the total number to 4, and would see the removal of an off-street parking space through the garage conversion. The parking standards SPD requires a 4-bedroom property to provide 3 off-street parking spaces, however as the driveway in front of the garage is only able to facilitate 2 parking spaces, the proposal would result in an under provision of parking. Bittern Mead has no on-street parking restrictions and in line with para 116 of the NPPF, planning permission should only be refused if the impact on the highway network would be severe and as such, the under provision of parking is not considered to have an unacceptable impact on highway safety to warrant the refusal of planning permission.
Leighton-Linslade Town Council were consulted as part of this application and raised no objection but requested that a condition be imposed so that the converted garage can only be used for ancillary uses for the reasonable enjoyment of the dwelling and to be used independently, which has been imposed as part of this permission. Natural England were also consulted as part of this application, but no comments were received. The application was subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting
The application site is a two-storey semi-detached dwelling located on Bittern Mead, Leighton Buzzard. No.2 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of a garage conversion which would see the installation of a window on the front elevation and brickwork to replace the existing garage door.
The proposal would not result in an increase in the properties footprint, but the installation of the window on the front elevation and brickwork would be readily visible within the street scene of Bittern Mead. However, these would both be considered minor alterations that would not have a detrimental impact on the character and appearance of the area. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, there are no privacy concerns regarding the installation of the window on the front elevation as there are no properties opposite the application site. The alterations to the front of the property would be visible from a number of properties on Bittern Mead, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal would facilitate an additional bedroom at the property, taking the total number to 4, and would see the removal of an off-street parking space through the garage conversion. The parking standards SPD requires a 4-bedroom property to provide 3 off-street parking spaces, however as the driveway in front of the garage is only able to facilitate 2 parking spaces, the proposal would result in an under provision of parking. Bittern Mead has no on-street parking restrictions and in line with para 116 of the NPPF, planning permission should only be refused if the impact on the highway network would be severe and as such, the under provision of parking is not considered to have an unacceptable impact on highway safety to warrant the refusal of planning permission.
Leighton-Linslade Town Council were consulted as part of this application and raised no objection but requested that a condition be imposed so that the converted garage can only be used for ancillary uses for the reasonable enjoyment of the dwelling and to be used independently, which has been imposed as part of this permission. Natural England were also consulted as part of this application, but no comments were received. The application was subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
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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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)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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)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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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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