| Informative Notes: | | 1
)Reasons for Granting
The application site is a two-storey, semi-detached dwelling with an existing loft conversion consisting of a dormer to the rear and a roof light to the front, located on Bedford Road in Houghton Regis. No 4a is constructed of brickwork with white render to the front first floor and to the full side and rear elevation and is completed with a pitched tiled roof. The property is surrounded by buildings of varied design ranging from commercial buildings, flats, houses and it sits opposite the grade 1 listed building, The Church of all Saints.
The proposal consists of converting the existing roof layout from a hip type roof to a gable roof extending the existing rear dormer from 4m to 7m to introduce an additional bedroom. There would be two more roof lights added to the front elevation.
The proposal would not increase the footprint of the property, however, would increase the living space by providing a fourth bedroom. However, these would both be considered minor alterations that would not have a material 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 would be a minor increase in fenestration with two roof lights to the front and a single window to the rear. However, there is fenestration in existing walls facing number 4a from Roman Gardens, flats to the rear and properties to the side No's 3 and 4 with separation of over 13m. The proposed additional fenestration is not considered to have a significant impact, to warrant the refusal of planning permission.
With regards to neighbouring property No 5 there would be a further separation of 2m from the existing dormer windows and would be deemed to have little increase in visual impact or privacy.
With regards to the street view and the Church of all Saints opposite the applicant the addition of two roof lights are deemed to have little visual impact and overall is considered to have an acceptable neighbouring amenity impact, complying with section 12 of the NPPF, policy HQ1 of the central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023.
The existing dwelling does not benefit from any off-street parking and as such, as per the Parking Standards for New Developments SPD, there is already a shortfall at the site.
Bedford Road has a Traffic Regulation Order by way of double yellow lines, therefore any discplacement of vehicles would not impact the highway network as parking on the highway is not permitted.
Therefore, whilst the proposal would increase the number of bedrooms at the site, the provision of additional parking would not be considered necessary or proportionate in this instance.
As such, while the proposal would be contrary to Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments SPD, it is considered to be in accordance with paragraph 116 of the NPPF.
Houghton Regis Town Council were consulted and raised no objection to the proposal. The application was subject to public consultation, though no
objections were raised.
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 with an existing loft conversion consisting of a dormer to the rear and a roof light to the front, located on Bedford Road in Houghton Regis. No 4a is constructed of brickwork with white render to the front first floor and to the full side and rear elevation and is completed with a pitched tiled roof. The property is surrounded by buildings of varied design ranging from commercial buildings, flats, houses and it sits opposite the grade 1 listed building, The Church of all Saints.
The proposal consists of converting the existing roof layout from a hip type roof to a gable roof extending the existing rear dormer from 4m to 7m to introduce an additional bedroom. There would be two more roof lights added to the front elevation.
The proposal would not increase the footprint of the property, however, would increase the living space by providing a fourth bedroom. However, these would both be considered minor alterations that would not have a material 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 would be a minor increase in fenestration with two roof lights to the front and a single window to the rear. However, there is fenestration in existing walls facing number 4a from Roman Gardens, flats to the rear and properties to the side No's 3 and 4 with separation of over 13m. The proposed additional fenestration is not considered to have a significant impact, to warrant the refusal of planning permission.
With regards to neighbouring property No 5 there would be a further separation of 2m from the existing dormer windows and would be deemed to have little increase in visual impact or privacy.
With regards to the street view and the Church of all Saints opposite the applicant the addition of two roof lights are deemed to have little visual impact and overall is considered to have an acceptable neighbouring amenity impact, complying with section 12 of the NPPF, policy HQ1 of the central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023.
The existing dwelling does not benefit from any off-street parking and as such, as per the Parking Standards for New Developments SPD, there is already a shortfall at the site.
Bedford Road has a Traffic Regulation Order by way of double yellow lines, therefore any discplacement of vehicles would not impact the highway network as parking on the highway is not permitted.
Therefore, whilst the proposal would increase the number of bedrooms at the site, the provision of additional parking would not be considered necessary or proportionate in this instance.
As such, while the proposal would be contrary to Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments SPD, it is considered to be in accordance with paragraph 116 of the NPPF.
Houghton Regis Town Council were consulted and raised no objection to the proposal. The application was subject to public consultation, though no
objections were raised.
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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)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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)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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