| Informative Notes: | | 1
)Reasons for granting
The application site is 50 St Andrews Street, Leighton Buzzard. The host dwelling is a semi-detached dwelling and is surrounded by dwellings with a similar design.
The proposed development would include the erection of a two storey side extension, single storey rear extension, front porch, internal alterations and solar panels.
The proposed front porch would be visible within the streetscene with views along St Andrews Street; however, it would be deemed modest in its scale and design to the host dwelling. Moreover, there are examples of similar front porch extensions within the local vernacular most notably number: 52 St Andrews Street. Therefore, due to its modest scale and design as well as similar front porches within the prevailing streetscene it is not considered that the front porch would result in harm to the character and appearance of the area. The proposed two storey side extension would be sufficiently separated from the principal elevation and set off from the ridge line of the host dwelling. Moreover, whilst the two storey side extension does not maintain a 1 metre separation distance from the common boundary with No. 52 St Andrews Street, from the Officer's site visit it was noted that there are similar two storey side extensions within the streetscene that do not maintain a 1 metre separation distance from the common boundary, most commonly numbers: 44, 48 and 52 St Andrews Street. Therefore, given there are similar projecting two storey side extensions it is considered on balance that the proposal would not detract from the character and appearance of the area or result in a detrimental harm to the host dwelling. The proposed solar panels would be sited to the side roof slope of the two storey side extension and would be deemed an appropriate addition to the host dwelling that would not detract from the character and appearance of the area. The proposed single storey rear extension would be sited to the rear of the host dwelling and due to its appropriate scale and design as well as siting to the rear would not be considered to result in harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed front porch would be adequately separated from the shared boundary with Numbers: 48 and 52 and St Andrews Street. Therefore, the front porch would not result in a significant harm to the amenities of the occupants at these properties. The two storey side extension and single storey rear extension would be marginally set off the shared boundary with No. 52 by some 0.6 metres and there would be a further separation distance from the side and rear built form of this neighbour by some 1.4 metres. As such, having regard to these distances, it is not considered that theses aspects of the proposal would give rise to a significant harm to the amenities of the occupants at No. 52. No. 48 would be sufficiently separated from the two storey side extension. Moreover, the single storey rear extension would be immediately sited adjacent to the shared boundary with No. 48; however, the single storey rear extension would not protrude beyond No. 48 existing rear built form. Therefore, the two storey side extension and single storey rear extension would not give rise to a detrimental loss of light, overlooking, overbearingness, loss of outlook, overlooking or loss of privacy concerns. To the side / rear of the site are numbers: 35, 37 and 39 Bedford Street and would be sufficiently separated by some 12.06 from the shared side / rear boundary and there would be a further separation distance from the nearest rear built form of these neighbours. Moreover, the proposed rear windows would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
In terms of parking and access, the proposal would create an additional bedroom taking the host dwelling from a 2 to 4 bedroom dwelling. As per the Parking Standards for New Development, the required number of parking spaces increases from 2 to 3. It is considered that 1 parking space could be accommodated within the curtilage of the host dwelling. In terms of the further 2 parking spaces, it was acknowledged that there is some availability for on-street parking provision within the immediate vicinity along the other side of Beaudesert. Therefore, on-street parking is available within immediate proximity of the application site. Considering the factors outlined above, whilst the proposal cannot demonstrate sufficient parking in line with the Council's Parking Standards for New Developments SPD; on balance, the proposal would not be considered to give rise to any detrimental, increased pressure upon on-street parking along Beaudesert, as to where there would be an unacceptable impact on highway safety.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and 1 representation was received in favour of the proposal with the third party highlighting that the proposal would unlikely cause harm to nearby neighbours and that the design would be similar to existing extensions within the streetscene.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021), broadly with Section 11 of the Central Bedfordshire Design Guide (2023) and Section 9 and 12 of the NPPF.Reasons for granting
The application site is 50 St Andrews Street, Leighton Buzzard. The host dwelling is a semi-detached dwelling and is surrounded by dwellings with a similar design.
The proposed development would include the erection of a two storey side extension, single storey rear extension, front porch, internal alterations and solar panels.
The proposed front porch would be visible within the streetscene with views along St Andrews Street; however, it would be deemed modest in its scale and design to the host dwelling. Moreover, there are examples of similar front porch extensions within the local vernacular most notably number: 52 St Andrews Street. Therefore, due to its modest scale and design as well as similar front porches within the prevailing streetscene it is not considered that the front porch would result in harm to the character and appearance of the area. The proposed two storey side extension would be sufficiently separated from the principal elevation and set off from the ridge line of the host dwelling. Moreover, whilst the two storey side extension does not maintain a 1 metre separation distance from the common boundary with No. 52 St Andrews Street, from the Officer's site visit it was noted that there are similar two storey side extensions within the streetscene that do not maintain a 1 metre separation distance from the common boundary, most commonly numbers: 44, 48 and 52 St Andrews Street. Therefore, given there are similar projecting two storey side extensions it is considered on balance that the proposal would not detract from the character and appearance of the area or result in a detrimental harm to the host dwelling. The proposed solar panels would be sited to the side roof slope of the two storey side extension and would be deemed an appropriate addition to the host dwelling that would not detract from the character and appearance of the area. The proposed single storey rear extension would be sited to the rear of the host dwelling and due to its appropriate scale and design as well as siting to the rear would not be considered to result in harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed front porch would be adequately separated from the shared boundary with Numbers: 48 and 52 and St Andrews Street. Therefore, the front porch would not result in a significant harm to the amenities of the occupants at these properties. The two storey side extension and single storey rear extension would be marginally set off the shared boundary with No. 52 by some 0.6 metres and there would be a further separation distance from the side and rear built form of this neighbour by some 1.4 metres. As such, having regard to these distances, it is not considered that theses aspects of the proposal would give rise to a significant harm to the amenities of the occupants at No. 52. No. 48 would be sufficiently separated from the two storey side extension. Moreover, the single storey rear extension would be immediately sited adjacent to the shared boundary with No. 48; however, the single storey rear extension would not protrude beyond No. 48 existing rear built form. Therefore, the two storey side extension and single storey rear extension would not give rise to a detrimental loss of light, overlooking, overbearingness, loss of outlook, overlooking or loss of privacy concerns. To the side / rear of the site are numbers: 35, 37 and 39 Bedford Street and would be sufficiently separated by some 12.06 from the shared side / rear boundary and there would be a further separation distance from the nearest rear built form of these neighbours. Moreover, the proposed rear windows would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
In terms of parking and access, the proposal would create an additional bedroom taking the host dwelling from a 2 to 4 bedroom dwelling. As per the Parking Standards for New Development, the required number of parking spaces increases from 2 to 3. It is considered that 1 parking space could be accommodated within the curtilage of the host dwelling. In terms of the further 2 parking spaces, it was acknowledged that there is some availability for on-street parking provision within the immediate vicinity along the other side of Beaudesert. Therefore, on-street parking is available within immediate proximity of the application site. Considering the factors outlined above, whilst the proposal cannot demonstrate sufficient parking in line with the Council's Parking Standards for New Developments SPD; on balance, the proposal would not be considered to give rise to any detrimental, increased pressure upon on-street parking along Beaudesert, as to where there would be an unacceptable impact on highway safety.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and 1 representation was received in favour of the proposal with the third party highlighting that the proposal would unlikely cause harm to nearby neighbours and that the design would be similar to existing extensions within the streetscene.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021), broadly with Section 11 of the Central Bedfordshire Design Guide (2023) and Section 9 and 12 of the 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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)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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)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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