| Informative Notes: | | 1
)Reasons for Granting
The site is a large detached property located on the western side of Old Orchard View, Henlow. It lies within an established residential area with open countryside to the north and west. The dwelling is constructed in facing brickwork with natural slate roof tiles. It has a traditional pitched roof but is designed with lower eaves at the front and dormer windows.
The proposal seeks permission for the erection of extensions either side of the property. The first floor extension would be located partly above the existing garage to the side and would be clearly visible in the streetscene. It would measure some 3.3m wide which is less than half the width of the existing dwelling and would be well set back from the main front elevation and down from the main ridgeline. Due to its siting and design it is considered to be a subservient addition to the dwelling. Materials proposed are to match the main dwelling except for grey horizontal composite cladding. Whilst a modern material is proposed, the streetscene has a mixed palette of materials including colour of brickwork and rooftiles, and black timber weatherboarding, and a such it is considered it would not result in any undue harm to the character and appearance of the area. A suitably worded condition can be attached.
The single storey extension would be to the side and would not be readily visible in the streetscene, with only limited views acheived between Nos 16 and 17 Old Orchard View. It would be some 5m wide, set well back from the road (behind No 17's frontage), designed with a flat roof and central roof lantern and constructed of matching brickwork and would be considered visually acceptable.
The first floor side extension would be well offset from surrounding neighbouring properties and would not result in any undue loss of residential amenity. Juliette doors on the rear would lead onto the existing balcony over the garage facing open countryside. Although a new first floor bedroom front window is proposed there is already an existing bedroom window in that elevation, and the expectation of privacy is lower at the front of properties. The dwelling most likely to be affected is No 17 Old Orchard View which lies to the northwest. It has two windows on its side elevation above ground level, the lowest serving a staircase which is a non-habitable room. The single storey extension would project partly alongside its side elevation, retaining a gap of some 1m. Given the relationship and distances involved the proposed extension would not result in any adverse overbearing impact, light or privacy for the occupiers of that adjoining property. No other surrounding properties would be unduly affected.
Following internal alterations, the property would remain 5 bedroomed. Four parking spaces would be required to meet adopted parking standards. The garage would be retained on a 'like for like' basis and one parking space remains to the side therefore only two spaces are retained. Whilst this is substandard parking in relation to adopted standards as there would be no increase in the number of bedrooms no additional parking is required.
The SuDs team have commented that this development is in flood zone 1 with low risk of surface water flooding. There is a high risk of ground water flooding and floor levels should reflect this. It is noted that the property is elevated for the majority of the ground level and water would not be expected to meet floor levels. The IDB have no comments to make.
The Archaeology Team have no objection to the proposal. Comments are that the proposed development lies just outside the boundaries of Henlow Historic settlement core. Prior to the construction of the property an archaeological evaluation was conducted and encountered no archaeological features or artefacts. Given the limited extent of the proposed extension, on land that has been subject to archaeological evaluation within the last 20 years, the proposed development is not likely to have an archaeological impact.
Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection to the proposal. Henlow Parish Council were consulted and have no objection to the proposal.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, CC3, CC4 and CC5 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), and Sections 12 and 14 of the NPPF (2024).Reasons for Granting
The site is a large detached property located on the western side of Old Orchard View, Henlow. It lies within an established residential area with open countryside to the north and west. The dwelling is constructed in facing brickwork with natural slate roof tiles. It has a traditional pitched roof but is designed with lower eaves at the front and dormer windows.
The proposal seeks permission for the erection of extensions either side of the property. The first floor extension would be located partly above the existing garage to the side and would be clearly visible in the streetscene. It would measure some 3.3m wide which is less than half the width of the existing dwelling and would be well set back from the main front elevation and down from the main ridgeline. Due to its siting and design it is considered to be a subservient addition to the dwelling. Materials proposed are to match the main dwelling except for grey horizontal composite cladding. Whilst a modern material is proposed, the streetscene has a mixed palette of materials including colour of brickwork and rooftiles, and black timber weatherboarding, and a such it is considered it would not result in any undue harm to the character and appearance of the area. A suitably worded condition can be attached.
The single storey extension would be to the side and would not be readily visible in the streetscene, with only limited views acheived between Nos 16 and 17 Old Orchard View. It would be some 5m wide, set well back from the road (behind No 17's frontage), designed with a flat roof and central roof lantern and constructed of matching brickwork and would be considered visually acceptable.
The first floor side extension would be well offset from surrounding neighbouring properties and would not result in any undue loss of residential amenity. Juliette doors on the rear would lead onto the existing balcony over the garage facing open countryside. Although a new first floor bedroom front window is proposed there is already an existing bedroom window in that elevation, and the expectation of privacy is lower at the front of properties. The dwelling most likely to be affected is No 17 Old Orchard View which lies to the northwest. It has two windows on its side elevation above ground level, the lowest serving a staircase which is a non-habitable room. The single storey extension would project partly alongside its side elevation, retaining a gap of some 1m. Given the relationship and distances involved the proposed extension would not result in any adverse overbearing impact, light or privacy for the occupiers of that adjoining property. No other surrounding properties would be unduly affected.
Following internal alterations, the property would remain 5 bedroomed. Four parking spaces would be required to meet adopted parking standards. The garage would be retained on a 'like for like' basis and one parking space remains to the side therefore only two spaces are retained. Whilst this is substandard parking in relation to adopted standards as there would be no increase in the number of bedrooms no additional parking is required.
The SuDs team have commented that this development is in flood zone 1 with low risk of surface water flooding. There is a high risk of ground water flooding and floor levels should reflect this. It is noted that the property is elevated for the majority of the ground level and water would not be expected to meet floor levels. The IDB have no comments to make.
The Archaeology Team have no objection to the proposal. Comments are that the proposed development lies just outside the boundaries of Henlow Historic settlement core. Prior to the construction of the property an archaeological evaluation was conducted and encountered no archaeological features or artefacts. Given the limited extent of the proposed extension, on land that has been subject to archaeological evaluation within the last 20 years, the proposed development is not likely to have an archaeological impact.
Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection to the proposal. Henlow Parish Council were consulted and have no objection to the proposal.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, CC3, CC4 and CC5 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), and Sections 12 and 14 of the NPPF (2024). |
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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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