| Informative Notes: | | 1
)Reasons for Granting
The site consists of a two-storey semi-detached dwellinghouse in an established residential area in Arlesey. The house is constructed of painted render and a tiled roof. The property has a small single storey rear projection. The existing plans submitted show a detached garage/shed at the rear but this appears have already been removed. It has a grassed front garden with roadside hedgerow and a shared vehicular access down the side together with a large rear garden. The property is on the western side of the High Street.
Affect on character and appearance of the area
The proposal seeks permission for two storey and single storey rear extensions. The part single storey would extend out some 6.330m deep and 6.343m wide. It would be offset from the northern boundary with No 139 High Street by some 0.927m. It would have a flat roof with a rooflight, and a parapet some 3.150m high. The two storey would be some 3.585m deep and 4.29m wide and designed with a roof pitch to match the main dwelling and would be well set down from the main ridge. It is likely that the extension would be partially visible from the High Street when viewed down the gap between Nos 135 and 137, however it would be well set back from the road.
External materials for the walls, roof and windows are annotated and would match the main dwelling, the new front entrance door would be dark grey composite, the rear bi-fold doors grey aluminium. Given the residential nature of the site and area, this is considered visually acceptable.
Solar panels are proposed on the southern roofslope of the existing main dwelling and the proposed two storey rear extension. Six panels are shown in total, they would be set down from the ridge and form modest additions to the roofslopes and would not result in any detrimental impact on the character and appearance of the area. A single storey porch is proposed to the front of the dwelling which is modest in size and well set back from the road frontage with matching materials and is considered visually acceptable. Other alterations include making a first floor rear window smaller, and a new rear rooflight in the main dwelling which appear could be undertaken under permitted development and are considered visually acceptable.
A replacement slightly larger single storey garage is proposed sited in the same location constructed of timber cladding with dark grey metal roof. Given the modest size and materials proposed, together with its set back to the rear of the dwelling this is considered visually acceptable. A new parking area to the front of the property. From a visual perspective, hardsurfacing the frontage would not be unduly out of keeping in the streetscene. The front hedgerow is shown retained.
As such it is considered it would not result in any undue harm to the character and appearance of the area. A suitably worded materials condition can be attached.
Residential amenity
The site is bounded by residential development on both sides. The properties most likely to be affected are Nos 135 High Street to the south and 139 High Street to the north.
135 High Street
This is a two-storey semi-detached property which lies to the side (south) of the site, separated by the shared access. It is sited slightly further back from the road frontage than No 137. It has been extended at single storey at the rear. It also has a ground floor window in its main side elevation facing the proposed extension, separated by the shared driveway. Given the orientation, and 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 plans show a ground floor secondary kitchen window in the side of the proposed extension, given it would also face onto the shared driveway, it is considered acceptable in this residential context. A bedroom rooflight shown in the southern roofslope of the extension would be at a high level.
Whilst the slightly larger replacement garage/shed would be sited close to the shared boundary, it would be modest in scale and offset from the dwelling No 135 itself and it is not considered that it would result in any undue loss of light, privacy or overbearing impact. The proposed front porch would be sufficiently offset and would not result in any undue loss of residential amenity.
139 High Street
This two-storey dwelling forms the other half of the semi-detached property and lies to the side (north) of the site. It also has a external rear store on the boundary. The submitted plans show it has a ground floor door beyond and window above. The part two storey extension would be sufficiently offset from the shared boundary to ensure no undue loss of light, privacy and overbearing impact.
With regards to the part single storey extension this would extend beyond the external store at No 139 by some 5.108m. Given it would be offset from the boundary by some 0.927m and is single storey only it is considered this would not result in any material loss of light, privacy or overbearing impact. Sliding doors are proposed in the northern elevation facing the shared boundary along which runs a close boarded fence, which although in a poor condition, would provide screening and is not considered unacceptable in this residential context.
The existing first floor rear bathroom window closest to No 139 would be changed to a bedroom window following internal rearrangements. Whilst this would be close to the shared boundary it would be directed over the applicants own rear garden, as would the new rooflight in the main roofslope, and is considered acceptable in this residential context. The proposed front porch and replacement garage would be sufficiently offset and would not result in any undue loss of residential amenity.
Highways
The existing is a 3 bedroom dwelling with a parking space at the front parallel to the dwelling. The proposal would result in an increase in the number of bedrooms to four, as such three on site parking spaces would be required to meet adopted parking standards. Given the garage would be a replacement in the same location this would be considered one space on a 'like for like' basis. Two spaces would be provided to the front of the property which would be hardsurfaced with permeable block paving. On the basis of the scale and nature of the development, adequate access and parking can be provided and controlled through condition.
Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection to the proposal. The Archeology Team have no comment to make. Arlesey Town Council were consulted and have responded that no motion was tabled.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, CC1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), Parking Standards for New Developments SPD (August 2023), and Section 12 of the NPPF (2024).Reasons for Granting
The site consists of a two-storey semi-detached dwellinghouse in an established residential area in Arlesey. The house is constructed of painted render and a tiled roof. The property has a small single storey rear projection. The existing plans submitted show a detached garage/shed at the rear but this appears have already been removed. It has a grassed front garden with roadside hedgerow and a shared vehicular access down the side together with a large rear garden. The property is on the western side of the High Street.
Affect on character and appearance of the area
The proposal seeks permission for two storey and single storey rear extensions. The part single storey would extend out some 6.330m deep and 6.343m wide. It would be offset from the northern boundary with No 139 High Street by some 0.927m. It would have a flat roof with a rooflight, and a parapet some 3.150m high. The two storey would be some 3.585m deep and 4.29m wide and designed with a roof pitch to match the main dwelling and would be well set down from the main ridge. It is likely that the extension would be partially visible from the High Street when viewed down the gap between Nos 135 and 137, however it would be well set back from the road.
External materials for the walls, roof and windows are annotated and would match the main dwelling, the new front entrance door would be dark grey composite, the rear bi-fold doors grey aluminium. Given the residential nature of the site and area, this is considered visually acceptable.
Solar panels are proposed on the southern roofslope of the existing main dwelling and the proposed two storey rear extension. Six panels are shown in total, they would be set down from the ridge and form modest additions to the roofslopes and would not result in any detrimental impact on the character and appearance of the area. A single storey porch is proposed to the front of the dwelling which is modest in size and well set back from the road frontage with matching materials and is considered visually acceptable. Other alterations include making a first floor rear window smaller, and a new rear rooflight in the main dwelling which appear could be undertaken under permitted development and are considered visually acceptable.
A replacement slightly larger single storey garage is proposed sited in the same location constructed of timber cladding with dark grey metal roof. Given the modest size and materials proposed, together with its set back to the rear of the dwelling this is considered visually acceptable. A new parking area to the front of the property. From a visual perspective, hardsurfacing the frontage would not be unduly out of keeping in the streetscene. The front hedgerow is shown retained.
As such it is considered it would not result in any undue harm to the character and appearance of the area. A suitably worded materials condition can be attached.
Residential amenity
The site is bounded by residential development on both sides. The properties most likely to be affected are Nos 135 High Street to the south and 139 High Street to the north.
135 High Street
This is a two-storey semi-detached property which lies to the side (south) of the site, separated by the shared access. It is sited slightly further back from the road frontage than No 137. It has been extended at single storey at the rear. It also has a ground floor window in its main side elevation facing the proposed extension, separated by the shared driveway. Given the orientation, and 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 plans show a ground floor secondary kitchen window in the side of the proposed extension, given it would also face onto the shared driveway, it is considered acceptable in this residential context. A bedroom rooflight shown in the southern roofslope of the extension would be at a high level.
Whilst the slightly larger replacement garage/shed would be sited close to the shared boundary, it would be modest in scale and offset from the dwelling No 135 itself and it is not considered that it would result in any undue loss of light, privacy or overbearing impact. The proposed front porch would be sufficiently offset and would not result in any undue loss of residential amenity.
139 High Street
This two-storey dwelling forms the other half of the semi-detached property and lies to the side (north) of the site. It also has a external rear store on the boundary. The submitted plans show it has a ground floor door beyond and window above. The part two storey extension would be sufficiently offset from the shared boundary to ensure no undue loss of light, privacy and overbearing impact.
With regards to the part single storey extension this would extend beyond the external store at No 139 by some 5.108m. Given it would be offset from the boundary by some 0.927m and is single storey only it is considered this would not result in any material loss of light, privacy or overbearing impact. Sliding doors are proposed in the northern elevation facing the shared boundary along which runs a close boarded fence, which although in a poor condition, would provide screening and is not considered unacceptable in this residential context.
The existing first floor rear bathroom window closest to No 139 would be changed to a bedroom window following internal rearrangements. Whilst this would be close to the shared boundary it would be directed over the applicants own rear garden, as would the new rooflight in the main roofslope, and is considered acceptable in this residential context. The proposed front porch and replacement garage would be sufficiently offset and would not result in any undue loss of residential amenity.
Highways
The existing is a 3 bedroom dwelling with a parking space at the front parallel to the dwelling. The proposal would result in an increase in the number of bedrooms to four, as such three on site parking spaces would be required to meet adopted parking standards. Given the garage would be a replacement in the same location this would be considered one space on a 'like for like' basis. Two spaces would be provided to the front of the property which would be hardsurfaced with permeable block paving. On the basis of the scale and nature of the development, adequate access and parking can be provided and controlled through condition.
Neighbouring properties have been consulted on the application and no comments have been received. The Tree Officer has no objection to the proposal. The Archeology Team have no comment to make. Arlesey Town Council were consulted and have responded that no motion was tabled.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, CC1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), Parking Standards for New Developments 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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)The storage and mixing on site should be away from the retained trees.The storage and mixing on site should be away from the retained trees. |
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