| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, end of terrace dwelling located on Summer Street in Slip End, Luton. The surrounding area is characterised by terrace housing of similar age and design with various rear extensions within the vicinity of the application site.
The proposal consists of the replacement of an existing single storey rear lean-to extension, with new single storey rear extension. This proposal would have a depth of 3.3 metres at its deepest point, a width of 1.85 metres, a height to the eaves of 2.2 metres and a maximum pitched roof height of some 2.9 metres. The overall footprint of the property would be retained.
The proposal would be located to the rear of the property where it is not visible in the street scene, and would sit fully within the footprint of the existing rear lean-to extension. In terms of scale, the proposed extension is approximately 0.4 metres taller than the current rear projection, however, would remain in proportion to the rear elevation as a subservient addition and would not dominate the plot. The proposal seeks to change the roof from a lean-to structure to a mono-pitched roof, in keeping with the rear elevations of surrounding properties. The extension would be constructed of aluminum framed glazing, although this is not continuo's with the existing materials or those of the original dwellinghouse, as a modest addition it would not be considered to result in harm to the character and appearance of the area.
In regards to impact on neighbouring properties, the most impacted dwellings are considered to be No.4 and No.8 Summer Street. No.8 has an existing rear extension which protrudes further than that of the proposal, this relationship ensures that there will be no impact to the residential amenity of the adjacent property. No.4 is separated from the development by at least 1 metre and is further screened from the proposal due to the built form of the original dwelling. Therefore, it is not considered that the single storey rear extension, due to the scale and design of the proposal, would result in any loss of privacy, loss of light or overbearing impact to this neighbour. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would not adversely affect the existing parking or access arrangements at the application site and would therefore be acceptable on a like-for-like basis.
Neighbouring properties have been consulted on the application and no comments have been received. Leighton Buzzard Town Council was consulted and have raised no objection. As the site is present within the Chilterns Beechwoods SAC, Natural England were consulted but have raised no comments.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2023).Reasons for Granting:
The application site is a two-storey, end of terrace dwelling located on Summer Street in Slip End, Luton. The surrounding area is characterised by terrace housing of similar age and design with various rear extensions within the vicinity of the application site.
The proposal consists of the replacement of an existing single storey rear lean-to extension, with new single storey rear extension. This proposal would have a depth of 3.3 metres at its deepest point, a width of 1.85 metres, a height to the eaves of 2.2 metres and a maximum pitched roof height of some 2.9 metres. The overall footprint of the property would be retained.
The proposal would be located to the rear of the property where it is not visible in the street scene, and would sit fully within the footprint of the existing rear lean-to extension. In terms of scale, the proposed extension is approximately 0.4 metres taller than the current rear projection, however, would remain in proportion to the rear elevation as a subservient addition and would not dominate the plot. The proposal seeks to change the roof from a lean-to structure to a mono-pitched roof, in keeping with the rear elevations of surrounding properties. The extension would be constructed of aluminum framed glazing, although this is not continuo's with the existing materials or those of the original dwellinghouse, as a modest addition it would not be considered to result in harm to the character and appearance of the area.
In regards to impact on neighbouring properties, the most impacted dwellings are considered to be No.4 and No.8 Summer Street. No.8 has an existing rear extension which protrudes further than that of the proposal, this relationship ensures that there will be no impact to the residential amenity of the adjacent property. No.4 is separated from the development by at least 1 metre and is further screened from the proposal due to the built form of the original dwelling. Therefore, it is not considered that the single storey rear extension, due to the scale and design of the proposal, would result in any loss of privacy, loss of light or overbearing impact to this neighbour. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would not adversely affect the existing parking or access arrangements at the application site and would therefore be acceptable on a like-for-like basis.
Neighbouring properties have been consulted on the application and no comments have been received. Leighton Buzzard Town Council was consulted and have raised no objection. As the site is present within the Chilterns Beechwoods SAC, Natural England were consulted but have raised no comments.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (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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)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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)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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)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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