| Informative Notes: | | 1
)Reasons for Granting
The site comprises a two-storey dwelling at 31 Chase Close Arlesey, attached to No 32 via flat-roofed garages. The property is constructed of brick with front hanging tiles, concrete roof tiles, and white uPVC windows. It is located within an established residential area of similar age and character with Arlesey Public Footpath No 5 running along the southern boundary.
The proposal comprises a two-storey rear (north) extension, extending the main gable by some 4.7m, with a further 0.75m deep single-storey projection. Although visible above the garage of No 31 from the front (southeast) and from the public footpath to the northeast, its setback position would prevent it appearing dominant in the streetscene.
A single-storey infill extension with rooflights is proposed to the west side, with the monopitch roof extending over the existing flat-roofed side extension. This would link to a proposed flat-roofed single garage at the front, with its side elevation adjoining the footpath. While the garage would project forward of the dwelling, its corner plot location and prevalence of garages in the area would ensure it is not dominant or visually out of keeping in the streetscene.
Other external alterations include a small monopitch roof on the east side, over the existing entrance porch, which would be modest in scale and appearance. A first-floor bedroom window is proposed in the west elevation of the dwelling, whilst the garage door would be replaced with a ground-floor window and patio doors inserted to the rear. The dwelling and extensions would be finished in off-white render, with all windows and doors painted grey. Although these changes would alter the appearance of the dwelling, the proposed materials would not be out of keeping with the wider residential area and a suitably worded condition can be attached. Overall, the proposed development would not result in harm to the character and appearance of the area.
No 14 Chase Close lies to the side (west) and, given the relationship and separation distances, would not be adversely affected in terms of light or overbearing impact. Although a first floor bedroom window is proposed to the side elevation of the main dwelling, sufficient privacy distances would be retained. No 30 Chase Close lies to the front (south) separated by the public footpath, with the proposed garage situated opposite its blank side elevation. No 32 Chase Close lies to the side (east) and is separated by its garage. It has a first floor obscure glazed window on its side and at the rear a first floor bedroom window with a conservatory below. The proposed two-storey rear extension would project further to the rear than No 32 but would be offset from the boundary and partly screened by No 31's garage and would not result in any undue loss of light, privacy or overbearing impact. Patio doors to the rear of the converted garage would be screened by existing hard boundary treatment. Properties to the rear (north) on Stotfold Road, Nos 60, 62, 64 and 66, are at a lower ground level, but sufficient privacy distances would be retained. No other surrounding properties would be unduly affected.
The property would increase from three to five bedrooms (a ground floor office/bedroom will be created by the garage conversion), as such three on site parking spaces would be required to meet adopted parking standards. The existing garage would be converted with one parking space retained in front, and a new replacement garage erected with the area to the front to be used as an additional space. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The Footpath Officer has responded that any scaffolding will require a licence and that the footpath must be kept free from construction materials and vehicles, an informative can be attached. While the public footpath between No 30 and the proposed garage would have built development either side, this would only be for a short section near the entrance to Chase Close.
Neighbouring properties have been consulted on the application and no comments have been received. Arlesey Town Council were consulted and have no objection, however, request that the proposal conforms with adopted parking standards, this has been addressed above.
In light of the foregoing appraisal, it is considered that the proposal would be in accordance with Policies HQ1 and T3 of the Adopted Central Bedfordshire Local Plan (2021), 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 site comprises a two-storey dwelling at 31 Chase Close Arlesey, attached to No 32 via flat-roofed garages. The property is constructed of brick with front hanging tiles, concrete roof tiles, and white uPVC windows. It is located within an established residential area of similar age and character with Arlesey Public Footpath No 5 running along the southern boundary.
The proposal comprises a two-storey rear (north) extension, extending the main gable by some 4.7m, with a further 0.75m deep single-storey projection. Although visible above the garage of No 31 from the front (southeast) and from the public footpath to the northeast, its setback position would prevent it appearing dominant in the streetscene.
A single-storey infill extension with rooflights is proposed to the west side, with the monopitch roof extending over the existing flat-roofed side extension. This would link to a proposed flat-roofed single garage at the front, with its side elevation adjoining the footpath. While the garage would project forward of the dwelling, its corner plot location and prevalence of garages in the area would ensure it is not dominant or visually out of keeping in the streetscene.
Other external alterations include a small monopitch roof on the east side, over the existing entrance porch, which would be modest in scale and appearance. A first-floor bedroom window is proposed in the west elevation of the dwelling, whilst the garage door would be replaced with a ground-floor window and patio doors inserted to the rear. The dwelling and extensions would be finished in off-white render, with all windows and doors painted grey. Although these changes would alter the appearance of the dwelling, the proposed materials would not be out of keeping with the wider residential area and a suitably worded condition can be attached. Overall, the proposed development would not result in harm to the character and appearance of the area.
No 14 Chase Close lies to the side (west) and, given the relationship and separation distances, would not be adversely affected in terms of light or overbearing impact. Although a first floor bedroom window is proposed to the side elevation of the main dwelling, sufficient privacy distances would be retained. No 30 Chase Close lies to the front (south) separated by the public footpath, with the proposed garage situated opposite its blank side elevation. No 32 Chase Close lies to the side (east) and is separated by its garage. It has a first floor obscure glazed window on its side and at the rear a first floor bedroom window with a conservatory below. The proposed two-storey rear extension would project further to the rear than No 32 but would be offset from the boundary and partly screened by No 31's garage and would not result in any undue loss of light, privacy or overbearing impact. Patio doors to the rear of the converted garage would be screened by existing hard boundary treatment. Properties to the rear (north) on Stotfold Road, Nos 60, 62, 64 and 66, are at a lower ground level, but sufficient privacy distances would be retained. No other surrounding properties would be unduly affected.
The property would increase from three to five bedrooms (a ground floor office/bedroom will be created by the garage conversion), as such three on site parking spaces would be required to meet adopted parking standards. The existing garage would be converted with one parking space retained in front, and a new replacement garage erected with the area to the front to be used as an additional space. On the basis of the scale and nature of the development, adequate access and parking has been retained.
The Footpath Officer has responded that any scaffolding will require a licence and that the footpath must be kept free from construction materials and vehicles, an informative can be attached. While the public footpath between No 30 and the proposed garage would have built development either side, this would only be for a short section near the entrance to Chase Close.
Neighbouring properties have been consulted on the application and no comments have been received. Arlesey Town Council were consulted and have no objection, however, request that the proposal conforms with adopted parking standards, this has been addressed above.
In light of the foregoing appraisal, it is considered that the proposal would be in accordance with Policies HQ1 and T3 of the Adopted Central Bedfordshire Local Plan (2021), 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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)You are advised to note the comments of the Footpath Officer as set out below.
The proposed garage will be built next to the public footpath. If the garage requires scaffolding during construction, then the applicants will need to apply for a scaffold licence, as it will be constructed over the public footpath, which is a public highway.
The public footpath must be kept free from parked vehicles at all times, and any materials delivered to the property must be delivered on to their land and at no times be placed on the public footpath/pavement or grass verges.You are advised to note the comments of the Footpath Officer as set out below.
The proposed garage will be built next to the public footpath. If the garage requires scaffolding during construction, then the applicants will need to apply for a scaffold licence, as it will be constructed over the public footpath, which is a public highway.
The public footpath must be kept free from parked vehicles at all times, and any materials delivered to the property must be delivered on to their land and at no times be placed on the public footpath/pavement or grass verges. |
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