| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey detached dwelling located on Luton Road, Barton-le-Clay. No.45, also known as Willowbrook, is constructed from brickwork with a tiled pitched roof and is surrounded by properties varying in design and scale. Planning permission is sought for the erection of a two-storey side extension with a front dormer and two rear rooflights. The side extension would have an approximate depth of 8.4 metres, a width of 4 metres, an eaves height of 3 metres and a maximum height of 7.1 metres. The application site borders the South Bedfordshire Green Belt but does not sit within it.
The proposed extension would significantly increase the footprint of the property, however, as a sizeable garden would be retained the proposal is not considered to dominate the plot and therefore is considered to be proportionate to the host dwelling. The proposed side extension would be visible within the street scene of Luton Road, however, due to its modest width, pitched roof, set down roof ridge and set back from the front of the property the extension is not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposal is not considered to have a detrimental impact on the character and appearance of the area or the host dwelling in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of impact on neighbouring properties, the extension would be separated from the shared boundary with the nearest neighbouring property, 52 Washbrook Close, by approximately 2 metres and over 9 metres to the property itself. Due to this separation distance, the extension is not considered to have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 54 Washbrook Close, would be further separated from the proposed extension with a separation distance of 9 metres to the shared boundary and 10 metres to the property itself. With this separation distance, the extension is not considered to have a detrimental impact on the residential amenities of this neighbour. There are no concerns in terms of privacy from the proposed rooflights on the rear elevation at two-storey height as neither would directly face a neighbouring property and would both be well separated. All other properties are considered sufficiently separated from the proposal for there to be any material impact. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal would not result in the loss of an off-street parking space and has been shown on plan to not increase the number of bedrooms at the property. The parking standards require a 4-bedroom property to be able to facilitate 3 off-street parking spaces, which has been demonstrated on plan to be provided at the front of the property. Therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Barton-le-Clay Parish Council were consulted on this application and raised no objection. The Tree Officer was consulted on the application and requested a pre-commencement condition be imposed requiring a Tree Protection Plan and an Arboricultural Method Statement be submitted for approval, however, as stated by the Tree Officer the tree in question that requires this condition is not protected by Tree Preservation Order No. 32/2024, which is a TPO that covers other trees that are situated along the southern and western boundary of the site. As such, this condition has not been considered reasonable on a householder application for a tree not protected by TPO and therefore has not been imposed. Ecology were also consulted on this application and raised no objection. Neighbourhood planning were consulted and advised that the Barton-le-Clay Neighbourhood Plan was at referendum and as such considerable but not full weight could be given, however, as of 10/03/2026 the Barton-le-Clay Neighbourhood Plan was officially adopted and as such full weight can be given to it. The application was subject to a public consultation, and no representations were received.
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 detached dwelling located on Luton Road, Barton-le-Clay. No.45, also known as Willowbrook, is constructed from brickwork with a tiled pitched roof and is surrounded by properties varying in design and scale. Planning permission is sought for the erection of a two-storey side extension with a front dormer and two rear rooflights. The side extension would have an approximate depth of 8.4 metres, a width of 4 metres, an eaves height of 3 metres and a maximum height of 7.1 metres. The application site borders the South Bedfordshire Green Belt but does not sit within it.
The proposed extension would significantly increase the footprint of the property, however, as a sizeable garden would be retained the proposal is not considered to dominate the plot and therefore is considered to be proportionate to the host dwelling. The proposed side extension would be visible within the street scene of Luton Road, however, due to its modest width, pitched roof, set down roof ridge and set back from the front of the property the extension is not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposal is not considered to have a detrimental impact on the character and appearance of the area or the host dwelling in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of impact on neighbouring properties, the extension would be separated from the shared boundary with the nearest neighbouring property, 52 Washbrook Close, by approximately 2 metres and over 9 metres to the property itself. Due to this separation distance, the extension is not considered to have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 54 Washbrook Close, would be further separated from the proposed extension with a separation distance of 9 metres to the shared boundary and 10 metres to the property itself. With this separation distance, the extension is not considered to have a detrimental impact on the residential amenities of this neighbour. There are no concerns in terms of privacy from the proposed rooflights on the rear elevation at two-storey height as neither would directly face a neighbouring property and would both be well separated. All other properties are considered sufficiently separated from the proposal for there to be any material impact. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal would not result in the loss of an off-street parking space and has been shown on plan to not increase the number of bedrooms at the property. The parking standards require a 4-bedroom property to be able to facilitate 3 off-street parking spaces, which has been demonstrated on plan to be provided at the front of the property. Therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Barton-le-Clay Parish Council were consulted on this application and raised no objection. The Tree Officer was consulted on the application and requested a pre-commencement condition be imposed requiring a Tree Protection Plan and an Arboricultural Method Statement be submitted for approval, however, as stated by the Tree Officer the tree in question that requires this condition is not protected by Tree Preservation Order No. 32/2024, which is a TPO that covers other trees that are situated along the southern and western boundary of the site. As such, this condition has not been considered reasonable on a householder application for a tree not protected by TPO and therefore has not been imposed. Ecology were also consulted on this application and raised no objection. Neighbourhood planning were consulted and advised that the Barton-le-Clay Neighbourhood Plan was at referendum and as such considerable but not full weight could be given, however, as of 10/03/2026 the Barton-le-Clay Neighbourhood Plan was officially adopted and as such full weight can be given to it. The application was subject to a public consultation, and no representations were received.
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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)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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)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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)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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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