| Informative Notes: | | 1
)Reasons for Granting
The application site is located on the south side of George Street, Maulden. It comprises a two-storey detached dwellinghouse and is constructed of red facing brickwork, black cladding on the first floor front extension, a mix of white and grey upvc windows, and a tiled roof. The site lies within an established residential area, with a mix of styles and ages within the wider streetscene. The Maulden Conservation Area lies directly to the front (north) and side (east) of the site. The property is slightly elevated above George Street which is sloping in nature, and there are differences in heights between the site and surrounding dwellings.
A part single storey and part two storey rear extension with roof lantern is proposed following removal of the existing rear conservatory, and would extend across the whole rear elevation. The single storey element would be some 4.4m deep together with a small projecting overhang beyond, it would have a flat roof which would be stepped in height measuring some 3m behind the proposed two storey extension and 3.5m behind the rest of the dwelling. The part two storey would extend some 3.1m deep and 3.7m wide with a pitched roof set down from the main elevation. Whilst the proposed extension would be partially visible in the streetscene when looking down the gaps on either side with Nos 55A and 59 George Street, given it would be sited to the rear and subservient it is considered visually acceptable. Nor would the proposal cause visually harm to the adjacent Conservation Area. Materials proposed for the extension would be brick, white render, tile. Render would also be extended to the side elevations of the existing dwelling which is not considered visually unacceptable in this residential context. The white double garage door would be replaced with a black metal door which would not be out of keeping with the dwelling. A materials condition can be attached.
The site is bounded by residential properties. No 55A George Street lies to the side (east) at a slightly lower ground level. The proposed rear extension would be separated from No 55A by the driveway leading to garages with the nearest part being single storey and the two storey well offset from the shared boundary. As such given the distances and relationships involved it is not considered that the proposed extension would result in any undue loss of light, privacy or overbearing impact. The existing first floor study casement window on the side elevation of No 57 is clear glazed and side hung and faces towards the side and rear of No 57. Whilst the plans are labelled that it would change from a study to a bedroom, no changes are proposed to the window itself, and the internal re-arrangement of rooms could be undertaken under permitted development. No 59 George Street lies to the side (west) and is a two storey extended property which is orientated to face the side of No 57 and is separated by its own driveway. There is a brick wall between the dwellings and timber fence further to the rear along the shared boundary. Given the gap retained and the distances and relationships involved it is not considered that the proposed extension would result in any undue loss of light, privacy or overbearing impact. A new ground floor window is shown in the side (west) elevation to serve a pantry which could be undertaken under permitted development and is not considered unacceptable in this residential context. Two-storey properties along Harrow Piece are located to the rear, separated from the application site by a strip of land belonging to No 59 George Street. Those properties appear to be at a lower ground level, but are adequately offset in terms of privacy distances. No other surrounding properties would be unduly affected.
The existing property is four bedroomed. The increase in first floor floorspace sought will enlarge an existing bedroom only. Following internal rearrangements the property would increase to a five bedroomed property which requires four off road parking spaces in accordance with adopted parking standards. The double garage would be considered as two spaces because it is historic (but it has not got independant access) and two spaces are available on the hardstanding to the front. Furthermore, the study is an existing room capable of being used as a bedroom. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The proposed development site lies within the historic core of the settlement of Maulden and this is a heritage asset with archaeological interest (as defined by the NPPF). However, the scale and nature of the proposal are such there is unlikely to be a major impact upon any surviving archaeological remains. Therefore, the Archaeology Team have no comment to make.
Neighbouring properties have been consulted on the application and no comments have been received. Maulden 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, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy M3 of the Adopted Maulden Neighbourhood Plan, the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024).Reasons for Granting
The application site is located on the south side of George Street, Maulden. It comprises a two-storey detached dwellinghouse and is constructed of red facing brickwork, black cladding on the first floor front extension, a mix of white and grey upvc windows, and a tiled roof. The site lies within an established residential area, with a mix of styles and ages within the wider streetscene. The Maulden Conservation Area lies directly to the front (north) and side (east) of the site. The property is slightly elevated above George Street which is sloping in nature, and there are differences in heights between the site and surrounding dwellings.
A part single storey and part two storey rear extension with roof lantern is proposed following removal of the existing rear conservatory, and would extend across the whole rear elevation. The single storey element would be some 4.4m deep together with a small projecting overhang beyond, it would have a flat roof which would be stepped in height measuring some 3m behind the proposed two storey extension and 3.5m behind the rest of the dwelling. The part two storey would extend some 3.1m deep and 3.7m wide with a pitched roof set down from the main elevation. Whilst the proposed extension would be partially visible in the streetscene when looking down the gaps on either side with Nos 55A and 59 George Street, given it would be sited to the rear and subservient it is considered visually acceptable. Nor would the proposal cause visually harm to the adjacent Conservation Area. Materials proposed for the extension would be brick, white render, tile. Render would also be extended to the side elevations of the existing dwelling which is not considered visually unacceptable in this residential context. The white double garage door would be replaced with a black metal door which would not be out of keeping with the dwelling. A materials condition can be attached.
The site is bounded by residential properties. No 55A George Street lies to the side (east) at a slightly lower ground level. The proposed rear extension would be separated from No 55A by the driveway leading to garages with the nearest part being single storey and the two storey well offset from the shared boundary. As such given the distances and relationships involved it is not considered that the proposed extension would result in any undue loss of light, privacy or overbearing impact. The existing first floor study casement window on the side elevation of No 57 is clear glazed and side hung and faces towards the side and rear of No 57. Whilst the plans are labelled that it would change from a study to a bedroom, no changes are proposed to the window itself, and the internal re-arrangement of rooms could be undertaken under permitted development. No 59 George Street lies to the side (west) and is a two storey extended property which is orientated to face the side of No 57 and is separated by its own driveway. There is a brick wall between the dwellings and timber fence further to the rear along the shared boundary. Given the gap retained and the distances and relationships involved it is not considered that the proposed extension would result in any undue loss of light, privacy or overbearing impact. A new ground floor window is shown in the side (west) elevation to serve a pantry which could be undertaken under permitted development and is not considered unacceptable in this residential context. Two-storey properties along Harrow Piece are located to the rear, separated from the application site by a strip of land belonging to No 59 George Street. Those properties appear to be at a lower ground level, but are adequately offset in terms of privacy distances. No other surrounding properties would be unduly affected.
The existing property is four bedroomed. The increase in first floor floorspace sought will enlarge an existing bedroom only. Following internal rearrangements the property would increase to a five bedroomed property which requires four off road parking spaces in accordance with adopted parking standards. The double garage would be considered as two spaces because it is historic (but it has not got independant access) and two spaces are available on the hardstanding to the front. Furthermore, the study is an existing room capable of being used as a bedroom. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The proposed development site lies within the historic core of the settlement of Maulden and this is a heritage asset with archaeological interest (as defined by the NPPF). However, the scale and nature of the proposal are such there is unlikely to be a major impact upon any surviving archaeological remains. Therefore, the Archaeology Team have no comment to make.
Neighbouring properties have been consulted on the application and no comments have been received. Maulden 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, and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy M3 of the Adopted Maulden Neighbourhood Plan, the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 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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)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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