| Informative Notes: | | 1
)Reasons for granting:
The application site is a two-storey semi-detached dwelling on Weston Avenue, Leighton Buzzard. The proposal is for the demolition of conservatory and erection of a part two storey part single storey rear extension, front porch and external alterations to include cladding.
The part two-storey rear extension would not be readily visible within the street scene. While it is accepted that this is a large extension it is still considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. The proposed part single-storey rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed front extension is set to the front of the property and would therefore be visible to the streetscene, extending beyond the existing front of the property. There is a range of front extensions in the vicinity of the application site. Due to the scale and design of the proposal it would remain proportionate to the host dwelling.
The proposed front extension and first floor of the two storey rear extension would be finished in composite cladding. The application site is not in the conservation area and the street has no specific character designation. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would appear respectful of the surrounding area, and the host dwelling itself. Therefore, this aspect of the proposal would not be deemed to result in any detrimental impact on the character and appearance of the area.
The proposed rear extensions would be sited adjacent to the shared boundary line of No.25 Weston Avenue. The proposed part single storey rear extension would be 4m in depth and would extend the full width of the dwelling. The proposed part two storey rear extension would be 4m in depth however it is set approximately 1.3m off the boundary with this neighbouring property. The proposed extensions would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.25's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. On balance, it is not considered that the part single and part two storey rear extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour.
The proposed two storey rear extension is set off the boundary to the east with No.29 Weston Avenue. Given the orientation of the dwellings and separation distance between the two properties there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other neighbouring dwellings, including dwellings to the rear are sufficiently separated or screened from the rear extensions, as such they would not be detrimentally impacted.
All neighbours for the front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal.
The proposal would increase the bedrooms in the dwelling from two to four bedrooms and so three off street parking spaces would be required. Given the nature of the development parking at the front of site would be impacted as the front extension would extend into the existing driveway. As measured from Plan No. 028 06 there appears to only be two workable parking spaces on the driveway. Whilst the proposal would be considered contrary to the Parking Standards SPD at the time of the officer site visit, there were several on-street parking spaces available on Weston Avenue and little evidence of parking stress. Weston Avenue provides access to the residential properties that front onto it, most of which appear to have off-street parking. Therefore given the type of road that the application site is accessed from, it is considered that the proposal would not cause a significant highway safety issue.
The application was subject to public consultation and no representations were received, and the Town Council raised no objections, however wanted to ensure there is adequate parking on site. Matters with regards to parking were addressed in the section above. The Ecology Officer raised no objection to the proposal however suggested one informative which has been attached to this report.
The proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking in New Developments SPD and Section 12 of the NPPFReasons for granting:
The application site is a two-storey semi-detached dwelling on Weston Avenue, Leighton Buzzard. The proposal is for the demolition of conservatory and erection of a part two storey part single storey rear extension, front porch and external alterations to include cladding.
The part two-storey rear extension would not be readily visible within the street scene. While it is accepted that this is a large extension it is still considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. The proposed part single-storey rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed front extension is set to the front of the property and would therefore be visible to the streetscene, extending beyond the existing front of the property. There is a range of front extensions in the vicinity of the application site. Due to the scale and design of the proposal it would remain proportionate to the host dwelling.
The proposed front extension and first floor of the two storey rear extension would be finished in composite cladding. The application site is not in the conservation area and the street has no specific character designation. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would appear respectful of the surrounding area, and the host dwelling itself. Therefore, this aspect of the proposal would not be deemed to result in any detrimental impact on the character and appearance of the area.
The proposed rear extensions would be sited adjacent to the shared boundary line of No.25 Weston Avenue. The proposed part single storey rear extension would be 4m in depth and would extend the full width of the dwelling. The proposed part two storey rear extension would be 4m in depth however it is set approximately 1.3m off the boundary with this neighbouring property. The proposed extensions would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.25's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. On balance, it is not considered that the part single and part two storey rear extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour.
The proposed two storey rear extension is set off the boundary to the east with No.29 Weston Avenue. Given the orientation of the dwellings and separation distance between the two properties there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other neighbouring dwellings, including dwellings to the rear are sufficiently separated or screened from the rear extensions, as such they would not be detrimentally impacted.
All neighbours for the front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal.
The proposal would increase the bedrooms in the dwelling from two to four bedrooms and so three off street parking spaces would be required. Given the nature of the development parking at the front of site would be impacted as the front extension would extend into the existing driveway. As measured from Plan No. 028 06 there appears to only be two workable parking spaces on the driveway. Whilst the proposal would be considered contrary to the Parking Standards SPD at the time of the officer site visit, there were several on-street parking spaces available on Weston Avenue and little evidence of parking stress. Weston Avenue provides access to the residential properties that front onto it, most of which appear to have off-street parking. Therefore given the type of road that the application site is accessed from, it is considered that the proposal would not cause a significant highway safety issue.
The application was subject to public consultation and no representations were received, and the Town Council raised no objections, however wanted to ensure there is adequate parking on site. Matters with regards to parking were addressed in the section above. The Ecology Officer raised no objection to the proposal however suggested one informative which has been attached to this report.
The proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Central Bedfordshire Design Guide, the Parking in New Developments SPD and Section 12 of the NPPF |
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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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)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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)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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)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. |
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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 applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. The applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. |
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