| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, detached dwelling located on the north side of Priory Gate, Shefford and is constructed of brickwork with a gable tiled roof. The proposal consists of the erection of a single storey extension to the rear of the dwelling. The proposal would have a total width of 3 metres to the depth of 4 metres, a height to the eaves of 2.85 metres and a maximum height to the gable roof height of 3.65 metres. This rear extension would be situated within the footprint of an existing conservatory currently occupying this part of the site.
Priory Gate is characterised by dwellings of similar age and design, rear projections to other properties across this street are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The rear extension would be sited to the rear of the dwelling and would occupy the footprint of an existing conservatory. The proposed addition of cedar cladding and black aluminium to the rear elevation would represent a minimal alteration to the external appearance of the host dwelling and would be largely shielded from the streetscene. As such, the proposal would form a proportionate addition to the existing dwellinghouse and would not be deemed to have any detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No.15 and No.17 Priory Gate. The proposed rear extension would be set some 5.7 metres from the shared boundary with No.15 and some 6.4 metres from that of No.17, as such the proposal would not be deemed to give rise to any detrimental impact upon neighbouring occupiers, by virtue of the proposed dwelling's siting and separation from neighbouring dwellings. Moreover, the works would remain within the footprint of the existing rear projection and would therefore not result in any increase in built form. The proposal includes a roof light and double glazed doors oriented towards No.15. The rooflight would be upward facing and would not give rise to overlooking, furthermore, the existing conservatory includes windows facing this neighbour. As such, there would be no additional impact upon the amenity of neighbouring dwellings and it would not be considered that the single storey rear extension would result in any loss of light, privacy or overbearing impact to these neighbours. All other neighbouring dwellings are sufficiently separated and/or screened from the proposal as to where they would not be detrimentally impacted.
The proposal does not create any additional bedrooms and therefore will not be required to demonstrate further onsite parking.
Shefford Town Council were consulted on the application and have raised no comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site is a two-storey, detached dwelling located on the north side of Priory Gate, Shefford and is constructed of brickwork with a gable tiled roof. The proposal consists of the erection of a single storey extension to the rear of the dwelling. The proposal would have a total width of 3 metres to the depth of 4 metres, a height to the eaves of 2.85 metres and a maximum height to the gable roof height of 3.65 metres. This rear extension would be situated within the footprint of an existing conservatory currently occupying this part of the site.
Priory Gate is characterised by dwellings of similar age and design, rear projections to other properties across this street are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The rear extension would be sited to the rear of the dwelling and would occupy the footprint of an existing conservatory. The proposed addition of cedar cladding and black aluminium to the rear elevation would represent a minimal alteration to the external appearance of the host dwelling and would be largely shielded from the streetscene. As such, the proposal would form a proportionate addition to the existing dwellinghouse and would not be deemed to have any detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No.15 and No.17 Priory Gate. The proposed rear extension would be set some 5.7 metres from the shared boundary with No.15 and some 6.4 metres from that of No.17, as such the proposal would not be deemed to give rise to any detrimental impact upon neighbouring occupiers, by virtue of the proposed dwelling's siting and separation from neighbouring dwellings. Moreover, the works would remain within the footprint of the existing rear projection and would therefore not result in any increase in built form. The proposal includes a roof light and double glazed doors oriented towards No.15. The rooflight would be upward facing and would not give rise to overlooking, furthermore, the existing conservatory includes windows facing this neighbour. As such, there would be no additional impact upon the amenity of neighbouring dwellings and it would not be considered that the single storey rear extension would result in any loss of light, privacy or overbearing impact to these neighbours. All other neighbouring dwellings are sufficiently separated and/or screened from the proposal as to where they would not be detrimentally impacted.
The proposal does not create any additional bedrooms and therefore will not be required to demonstrate further onsite parking.
Shefford Town Council were consulted on the application and have raised no comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF). |
| 2
)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. |
| 3
)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). |
| 4
)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. |
| 5
)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. |
| 6
)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 |
|
|---|