| Informative Notes: | | 1
)Reasons for granting
The application site is 88 Plantation Road, Leighton Buzzard. The host dwelling is a semi-detached dwelling and is surrounded by dwellings with a similar design.
The proposed development would include the erection of a part two storey side / rear extension and single storey rear extension and associated external alterations
The proposed extensions would be partially visible within the streetscene along Plantation Road. Revised plans were sought from the Local Planning Authority as the roof element of the part two storey side / rear extension would have included a flat roof which would have detracted from the existing architectural features of the host dwelling. The revised plan now include a pitched roof to the part two storey element which would be respectful of the existing character of the host dwelling. The proposed two storey element would be sufficiently separated from the common boundary with No. 90 Plantation Road by some 1.01 metres at first floor level and as such the proposal seeks to avoid the terracing effect. The proposed single storey extension would be deemed appropriate in scale and design. Overall, the proposal would not amount to significant harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed part two storey side element would not protrude beyond existing built form at the site or the built form at No. 86. Therefore, it is not considered that the proposal would give rise to significant harm to the amenities of the occupants at No. 86. No. 90 would be sufficiently separated from the proposal by some 1.01 metres and there would be a further separation distance from the nearest built form of this neighbour. Therefore, the proposal would not give rise to a detrimental harm to the amenities of No. 90. To the rear of the site are neighbouring properties known as: Dweline and Heathcote. However, it is considered that these neighbouring properties would be sufficiently separated from the proposal. Moreover, the proposed rear first floor window would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
In terms of parking and access, the number of bedrooms decreases from 3 to 2. As per the Parking Standards for New Development the required number of parking spaces remains as 2 and therefore the parking would be on a like-for-like basis.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
The Council's Ecology Officer was consulted and raised no objection to the proposal from an Ecology perspective. The Ecology Officer note on Bats has been included as an informative to the application reminding the applicant that it is the legal responsibility of the contractor to check for bats, should bats be found at any stages of the development works, then all works should cease, and Natural England should be contacted for advice.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
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, T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 9 and 12 of the NPPF.Reasons for granting
The application site is 88 Plantation Road, Leighton Buzzard. The host dwelling is a semi-detached dwelling and is surrounded by dwellings with a similar design.
The proposed development would include the erection of a part two storey side / rear extension and single storey rear extension and associated external alterations
The proposed extensions would be partially visible within the streetscene along Plantation Road. Revised plans were sought from the Local Planning Authority as the roof element of the part two storey side / rear extension would have included a flat roof which would have detracted from the existing architectural features of the host dwelling. The revised plan now include a pitched roof to the part two storey element which would be respectful of the existing character of the host dwelling. The proposed two storey element would be sufficiently separated from the common boundary with No. 90 Plantation Road by some 1.01 metres at first floor level and as such the proposal seeks to avoid the terracing effect. The proposed single storey extension would be deemed appropriate in scale and design. Overall, the proposal would not amount to significant harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposed part two storey side element would not protrude beyond existing built form at the site or the built form at No. 86. Therefore, it is not considered that the proposal would give rise to significant harm to the amenities of the occupants at No. 86. No. 90 would be sufficiently separated from the proposal by some 1.01 metres and there would be a further separation distance from the nearest built form of this neighbour. Therefore, the proposal would not give rise to a detrimental harm to the amenities of No. 90. To the rear of the site are neighbouring properties known as: Dweline and Heathcote. However, it is considered that these neighbouring properties would be sufficiently separated from the proposal. Moreover, the proposed rear first floor window would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
In terms of parking and access, the number of bedrooms decreases from 3 to 2. As per the Parking Standards for New Development the required number of parking spaces remains as 2 and therefore the parking would be on a like-for-like basis.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
The Council's Ecology Officer was consulted and raised no objection to the proposal from an Ecology perspective. The Ecology Officer note on Bats has been included as an informative to the application reminding the applicant that it is the legal responsibility of the contractor to check for bats, should bats be found at any stages of the development works, then all works should cease, and Natural England should be contacted for advice.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
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, T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 9 and 12 of the 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
)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
| 4
)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). |
| 5
)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. |
| 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 |
| 7
)The applicant is reminded that, under the Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended), it is an offence to: deliberately capture, disturb, injure, or kill bats; damage or destroy a breeding or resting place; obstruct access to their resting or sheltering places; intentionally or recklessly disturb a bat while it's in a structure or place of shelter or protection. Planning consent for a development does not provide a defence against prosecution under these acts. It is the legal responsibility of the contractor to check for bats, should bats be found at any stages of the development works, then all works should cease, and Natural England should be contacted for advice.The applicant is reminded that, under the Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended), it is an offence to: deliberately capture, disturb, injure, or kill bats; damage or destroy a breeding or resting place; obstruct access to their resting or sheltering places; intentionally or recklessly disturb a bat while it's in a structure or place of shelter or protection. Planning consent for a development does not provide a defence against prosecution under these acts. It is the legal responsibility of the contractor to check for bats, should bats be found at any stages of the development works, then all works should cease, and Natural England should be contacted for advice. |
|
|---|