| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, end-of-terrace dwelling located to the north of Lucas Way, Shefford and is constructed of brickwork with a gable tile roof. The proposal consists of the erection of single storey extensions to the rear and front of the dwelling. The rear extension would measure approximately 4.9 metres in width, 3.1 metres in depth, with a height to the eaves of 2.4 metres and a maximum mono-pitched roof height of some 3.6 metres. The front extension would have a width of 3.5 metres, a depth of 2.3 metres, a height to the eaves of 2.5 and a maximum mono-pitched roof height of 3.4 metres. The overall footprint of the property would increase by approximately 18 metres squared.
Lucas Way is characterised by two-storey, terraced dwellings of similar age and design. The front extension would be sited to the principal elevation of the dwelling and as such would be visible within the streetscene of Lucas Way, the proposed rear extension would be confined to the rear of the property and would be largely screened from the public realm. Rear and front projections to other properties across Lucas Way are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. On the basis of its design and scale, the proposal would form a proportionate and modest addition to the existing dwellinghouse, which would be constructed of materials to match. The proposed development would harmonise with its existing built form and as such, the front and rear extensions would not be considered to result in 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.20 Lucas Way to the east and No.2 Gresham Way to the north. The proposed rear and front extensions would sit on the boundary with No.20 and mirror the projection of existing rear and front extensions at this neighbouring property and as such no detrimental impact on occupants of this neighbouring dwelling would be deemed to arise. The proposed rear extension would be set some 15 metres from the side elevation of No.2 Gresham Way, due to this separation distance, it is not considered that the proposal would to lead to a loss of privacy, loss of light or overbearing impact. The proposal includes the installation of a rooflight to the rear roof slope of the rear extension, this rooflight would be upward facing and therefore is not considered to give rise to any overlooking or loss of privacy to No.2 Gresham Way. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would not adversely affect the existing parking or access arrangements at the application site and would therefore be acceptable on a like-for-like basis.
Shefford Town Council were consulted on this application and did not provide any comments. Ecology were consulted on the application and raised no objections. 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, end-of-terrace dwelling located to the north of Lucas Way, Shefford and is constructed of brickwork with a gable tile roof. The proposal consists of the erection of single storey extensions to the rear and front of the dwelling. The rear extension would measure approximately 4.9 metres in width, 3.1 metres in depth, with a height to the eaves of 2.4 metres and a maximum mono-pitched roof height of some 3.6 metres. The front extension would have a width of 3.5 metres, a depth of 2.3 metres, a height to the eaves of 2.5 and a maximum mono-pitched roof height of 3.4 metres. The overall footprint of the property would increase by approximately 18 metres squared.
Lucas Way is characterised by two-storey, terraced dwellings of similar age and design. The front extension would be sited to the principal elevation of the dwelling and as such would be visible within the streetscene of Lucas Way, the proposed rear extension would be confined to the rear of the property and would be largely screened from the public realm. Rear and front projections to other properties across Lucas Way are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. On the basis of its design and scale, the proposal would form a proportionate and modest addition to the existing dwellinghouse, which would be constructed of materials to match. The proposed development would harmonise with its existing built form and as such, the front and rear extensions would not be considered to result in 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.20 Lucas Way to the east and No.2 Gresham Way to the north. The proposed rear and front extensions would sit on the boundary with No.20 and mirror the projection of existing rear and front extensions at this neighbouring property and as such no detrimental impact on occupants of this neighbouring dwelling would be deemed to arise. The proposed rear extension would be set some 15 metres from the side elevation of No.2 Gresham Way, due to this separation distance, it is not considered that the proposal would to lead to a loss of privacy, loss of light or overbearing impact. The proposal includes the installation of a rooflight to the rear roof slope of the rear extension, this rooflight would be upward facing and therefore is not considered to give rise to any overlooking or loss of privacy to No.2 Gresham Way. All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would not adversely affect the existing parking or access arrangements at the application site and would therefore be acceptable on a like-for-like basis.
Shefford Town Council were consulted on this application and did not provide any comments. Ecology were consulted on the application and raised no objections. 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). |
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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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)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. |
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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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