| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, detached dwelling located on Broad Street, Clifton and is constructed of brickwork with a gable tile roof. The proposal includes the demolition of existing single pitch cantilever porch and the erection of a timber framed glazed porch, this would have a depth of approximately 2.2 metres, a width of 3.3 metres, a height to the eaves of 2.5 metres and a maximum gable roof height of at least some 3.7 metres.
Broad Street is characterised by semi-detached and detached dwellings varied in age and design, front projections to other properties across the street are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The proposed porch is set to the front of the property and extends beyond the principle elevation of the main dwellinghouse, sited partially within the footprint of the existing cantilever porch and associated hard standing. The site is set back some 71 metres from Broad Street and is largely shielded from the streetscene by neighbouring dwelling No.74 and therefore would not be readily visible within the streetscene of Broad Street.
While the proposed materials would result in an increase in glazing to the front elevation, 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 not detrimentally harm the surrounding area or the host dwelling. Therefore, the materials of the proposal would not be deemed to result in any detrimental impact on the character and appearance of the area. It is considered that the front porch, by virtue of its scale and design, would be a modest addition to the existing dwellinghouse which would be sufficiently set back from Broad Street and as such, is not considered to result in any detrimental impact on the character and appearance of the area.
Given consideration to the sufficient separation distance between the application site and neighbouring dwellings, the proposed front porch would be unlikely to lead to a loss of privacy, loss of light or overbearing impact. The proposal would not adversely affect the existing parking or access arrangements at the site.
Clifton Parish Council were consulted on the application and have raised no comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies CPH1 and CPH2 of the Clifton Neighbourhood Plan, 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, detached dwelling located on Broad Street, Clifton and is constructed of brickwork with a gable tile roof. The proposal includes the demolition of existing single pitch cantilever porch and the erection of a timber framed glazed porch, this would have a depth of approximately 2.2 metres, a width of 3.3 metres, a height to the eaves of 2.5 metres and a maximum gable roof height of at least some 3.7 metres.
Broad Street is characterised by semi-detached and detached dwellings varied in age and design, front projections to other properties across the street are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The proposed porch is set to the front of the property and extends beyond the principle elevation of the main dwellinghouse, sited partially within the footprint of the existing cantilever porch and associated hard standing. The site is set back some 71 metres from Broad Street and is largely shielded from the streetscene by neighbouring dwelling No.74 and therefore would not be readily visible within the streetscene of Broad Street.
While the proposed materials would result in an increase in glazing to the front elevation, 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 not detrimentally harm the surrounding area or the host dwelling. Therefore, the materials of the proposal would not be deemed to result in any detrimental impact on the character and appearance of the area. It is considered that the front porch, by virtue of its scale and design, would be a modest addition to the existing dwellinghouse which would be sufficiently set back from Broad Street and as such, is not considered to result in any detrimental impact on the character and appearance of the area.
Given consideration to the sufficient separation distance between the application site and neighbouring dwellings, the proposed front porch would be unlikely to lead to a loss of privacy, loss of light or overbearing impact. The proposal would not adversely affect the existing parking or access arrangements at the site.
Clifton Parish Council were consulted on the application and have raised no comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies CPH1 and CPH2 of the Clifton Neighbourhood Plan, 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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)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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