| Informative Notes: | | 1
)Reasons for Granting
The application site is a two storey, end-terrace dwelling located on Parrott Grove, Marston Moreteyne and is constructed of brickwork with a gable tile roof. The proposal consists of a loft conversion with the erection of a rear dormer and the installation of rooflights to the front roofslope. The dormer would measure approximately 3.95 metres in width, 4.3 metres in depth and would have a flat roof with a height of some 2.6 metres.
Parrott Grove is characterised by a mixture of detached and semi-detached, two-storey properties of similar age and design. On the basis of its design and scale, the proposal would form a proportionate addition to the existing dwellinghouse, which would be located to the rear and not readily visible within the streetscene. Additionally, rear dormers to other properties within the immediate area are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The proposed addition of composite cladding to the rear dormer would be considered a minor addition confined to the rear elevation of the dwelling and would be coloured to match the existing roof tile. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most likely impacted neighbouring dwellings would be No.51, No.49, and No. 37 Parrott Grove to the rear of the application site. The proposed rear dormer would be sited some 12 metres from No.51, some 20 metres from No.49 and some 17 metres from No.37. The proposal would face the rear gardens of the neighbouring properties, this is considered to be a rear-to-side relationship, and as such it would not result in any material overlooking or unacceptable loss of privacy to these neighbouring dwellings. Furthermore, similar views could be achieved through a rear dormer scheme under permitted development. Therefore, by virtue of its scale and siting, the proposed rear dormer is not considered to result in any detrimental impact on the residential amenities of neighbouring properties.
The proposal includes the installation of three rooflights to the front roof slope, these would be set some 48 metres from the closest neighbouring dwelling, due to this sufficient separation distance it is not considered that this part of the proposal would give rise to any detrimental impact upon neighbouring amenity.
The proposal would increase the number of bedrooms in the dwelling from three to four. As demonstrated on plan number Sheet 2 V.2, there is existing parking arrangements for two designated, off-street parking spaces at the property and therefore falls short of one further parking space as required by the Parking Standards SPD. The dwelling is located in a cul-de-sac location and nearby roads do not appear to be part of a controlled parking zone and appear to have ample capacity for safe and sensible parking. It is not considered, on balance, that the development would result in an unacceptable impact upon highway safety in accordance with paragraph 116 of the NPPF, and is therefore acceptable in this regard.
Marston Moreteyne Parish Council were consulted on this application and raised no objections. The Archaeology Officer was consulted on the application and provided no comments. Neighbouring properties have been consulted on the application and no representations have been received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting
The application site is a two storey, end-terrace dwelling located on Parrott Grove, Marston Moreteyne and is constructed of brickwork with a gable tile roof. The proposal consists of a loft conversion with the erection of a rear dormer and the installation of rooflights to the front roofslope. The dormer would measure approximately 3.95 metres in width, 4.3 metres in depth and would have a flat roof with a height of some 2.6 metres.
Parrott Grove is characterised by a mixture of detached and semi-detached, two-storey properties of similar age and design. On the basis of its design and scale, the proposal would form a proportionate addition to the existing dwellinghouse, which would be located to the rear and not readily visible within the streetscene. Additionally, rear dormers to other properties within the immediate area are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The proposed addition of composite cladding to the rear dormer would be considered a minor addition confined to the rear elevation of the dwelling and would be coloured to match the existing roof tile. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most likely impacted neighbouring dwellings would be No.51, No.49, and No. 37 Parrott Grove to the rear of the application site. The proposed rear dormer would be sited some 12 metres from No.51, some 20 metres from No.49 and some 17 metres from No.37. The proposal would face the rear gardens of the neighbouring properties, this is considered to be a rear-to-side relationship, and as such it would not result in any material overlooking or unacceptable loss of privacy to these neighbouring dwellings. Furthermore, similar views could be achieved through a rear dormer scheme under permitted development. Therefore, by virtue of its scale and siting, the proposed rear dormer is not considered to result in any detrimental impact on the residential amenities of neighbouring properties.
The proposal includes the installation of three rooflights to the front roof slope, these would be set some 48 metres from the closest neighbouring dwelling, due to this sufficient separation distance it is not considered that this part of the proposal would give rise to any detrimental impact upon neighbouring amenity.
The proposal would increase the number of bedrooms in the dwelling from three to four. As demonstrated on plan number Sheet 2 V.2, there is existing parking arrangements for two designated, off-street parking spaces at the property and therefore falls short of one further parking space as required by the Parking Standards SPD. The dwelling is located in a cul-de-sac location and nearby roads do not appear to be part of a controlled parking zone and appear to have ample capacity for safe and sensible parking. It is not considered, on balance, that the development would result in an unacceptable impact upon highway safety in accordance with paragraph 116 of the NPPF, and is therefore acceptable in this regard.
Marston Moreteyne Parish Council were consulted on this application and raised no objections. The Archaeology Officer was consulted on the application and provided no comments. Neighbouring properties have been consulted on the application and no representations have been received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (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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)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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