| Informative Notes: | | 1
)Reasons for Granting
The site is located on the east side of St Neots Road, Sandy comprising a detached brick-built bungalow with white upvc windows, aluminum doors, and a tiled roof. A detached garage sits just behind the dwelling. The property lies within an established residential area, where adjoining dwellings are single storey, except for No 2a Pyms Way which is two storey.
The proposal involves part demolition of the garage and replacement of the existing rear extension with a larger single-storey flat roofed rear extension. Whilst partially visible between Nos 178 and 180 St Neots Road and longer views from Pyms Way, its recessed position and subservient scale ensure it would be visually acceptable within the streetscene. The proposal also includes the insertion of four rooflights, one to the side and three to the rear, to facilitate the provision of a first floor bedroom and ensuite; it appears these could be undertaken under permitted development and are considered visually acceptable in this residential context. Removal of two existing chimneys would also be visually acceptable. Materials proposed are matching which can be conditioned. Overall, it is not considered that the proposal would harm the character and appearance of the area.
The proposed rear extension would be well offset from Nos 178 and 182 St Neots Road which lie on either side of the site and given the distances and relationships involved there would be no unacceptable loss of light, privacy or overbearing impact. The side rooflght in the main dwelling would serve an ensuite and can be conditioned to be obscure glazed and restricted to ensure no loss of privacy to the rear garden of No 182 St Neots Road. The three rear rooflights would be directed over the applicants own rear garden and sufficient privacy distances would be retained to the rear. No other surrounding properties would be unduly affected.
The dwelling is a 3 bedroom property served by an existing crossover. Part of the front wall has in the past been removed so that access can be gained to the southern side of the property by bumping up over the kerb and this is not considered a lawful crossing as currently exists. The loft conversion with proposed rooflights would result in an additional bedroom, therefore three on site parking spaces would be required to meet parking standards, these would be retained on the existing hardstanding to the front of the site. On the basis of the scale and nature of the development, adequate existing access and parking is considered to be available.
Neighbouring properties have been consulted on the application and no comments have been received. Sandy Town 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), 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 is located on the east side of St Neots Road, Sandy comprising a detached brick-built bungalow with white upvc windows, aluminum doors, and a tiled roof. A detached garage sits just behind the dwelling. The property lies within an established residential area, where adjoining dwellings are single storey, except for No 2a Pyms Way which is two storey.
The proposal involves part demolition of the garage and replacement of the existing rear extension with a larger single-storey flat roofed rear extension. Whilst partially visible between Nos 178 and 180 St Neots Road and longer views from Pyms Way, its recessed position and subservient scale ensure it would be visually acceptable within the streetscene. The proposal also includes the insertion of four rooflights, one to the side and three to the rear, to facilitate the provision of a first floor bedroom and ensuite; it appears these could be undertaken under permitted development and are considered visually acceptable in this residential context. Removal of two existing chimneys would also be visually acceptable. Materials proposed are matching which can be conditioned. Overall, it is not considered that the proposal would harm the character and appearance of the area.
The proposed rear extension would be well offset from Nos 178 and 182 St Neots Road which lie on either side of the site and given the distances and relationships involved there would be no unacceptable loss of light, privacy or overbearing impact. The side rooflght in the main dwelling would serve an ensuite and can be conditioned to be obscure glazed and restricted to ensure no loss of privacy to the rear garden of No 182 St Neots Road. The three rear rooflights would be directed over the applicants own rear garden and sufficient privacy distances would be retained to the rear. No other surrounding properties would be unduly affected.
The dwelling is a 3 bedroom property served by an existing crossover. Part of the front wall has in the past been removed so that access can be gained to the southern side of the property by bumping up over the kerb and this is not considered a lawful crossing as currently exists. The loft conversion with proposed rooflights would result in an additional bedroom, therefore three on site parking spaces would be required to meet parking standards, these would be retained on the existing hardstanding to the front of the site. On the basis of the scale and nature of the development, adequate existing access and parking is considered to be available.
Neighbouring properties have been consulted on the application and no comments have been received. Sandy Town 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), 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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