| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey terraced dwelling located on Ashwell Street in Leighton Buzzaed. No. 30 is constructed of brickwork with a cream render finish and a tiled, pitched roof and is surrounded by properties of similar design.
The proposal consists of a single storey rear extension with a pitched roof and roof light with windows and doors to the side to be brick built and clad in zinc to the side and zinc roofing . This will replace the existing rear single storey flat roof building and sheds. The proposal will increase the living space of No.15 but not the overall footprint by the removal of the existing shed. The proposal will taper out to a maximum of width of 3.20m from 2.79m from the rear of the property with a depth of 7.00m with an overall height of 3.38m which is the same height as the existing single storey extension at the rear.
The proposal will increase the living space of the property by providing an extended kitchen and bathroom at ground floor level. The proposed finishing material would be zinc which is not synonymous with the prevailing character of the area, however, the juxtaposition of the modern materials and brick of the host dwelling would not detract from the character of the area and as such, 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, the proposed extension would include doors and windows in similar locations to the existing situation, however, the windows would now be larger resulting in some exacerbation of mutual overlooking. However, there is fenestration in existing walls facing number 32 and the additional impact of the enlarged fenestration is not considered to have a significant impact in order to warrant the refusal of planning permission. In terms of the impact of the extension on number 28, the overall depth would decrease compared with the existing projection, from 8.65m to 7.00m. However, though the proposal does not increase in overall, the height would increase from 1.80m to 2.62m at the rear of the proposal. However, due to the existing extension at number 28 this is deemed to have little visual impact and overall is considered to have an acceptable neigbour 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 proposal does not lead to any additional bedrooms or have any impact to off road parking. Therefore, adequate parking provision has been retained on site, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Leighton-Linslade Town Council were consulted and raised no comments. 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 terraced dwelling located on Ashwell Street in Leighton Buzzaed. No. 30 is constructed of brickwork with a cream render finish and a tiled, pitched roof and is surrounded by properties of similar design.
The proposal consists of a single storey rear extension with a pitched roof and roof light with windows and doors to the side to be brick built and clad in zinc to the side and zinc roofing . This will replace the existing rear single storey flat roof building and sheds. The proposal will increase the living space of No.15 but not the overall footprint by the removal of the existing shed. The proposal will taper out to a maximum of width of 3.20m from 2.79m from the rear of the property with a depth of 7.00m with an overall height of 3.38m which is the same height as the existing single storey extension at the rear.
The proposal will increase the living space of the property by providing an extended kitchen and bathroom at ground floor level. The proposed finishing material would be zinc which is not synonymous with the prevailing character of the area, however, the juxtaposition of the modern materials and brick of the host dwelling would not detract from the character of the area and as such, 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, the proposed extension would include doors and windows in similar locations to the existing situation, however, the windows would now be larger resulting in some exacerbation of mutual overlooking. However, there is fenestration in existing walls facing number 32 and the additional impact of the enlarged fenestration is not considered to have a significant impact in order to warrant the refusal of planning permission. In terms of the impact of the extension on number 28, the overall depth would decrease compared with the existing projection, from 8.65m to 7.00m. However, though the proposal does not increase in overall, the height would increase from 1.80m to 2.62m at the rear of the proposal. However, due to the existing extension at number 28 this is deemed to have little visual impact and overall is considered to have an acceptable neigbour 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 proposal does not lead to any additional bedrooms or have any impact to off road parking. Therefore, adequate parking provision has been retained on site, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Leighton-Linslade Town Council were consulted and raised no comments. 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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)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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)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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