| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, detached dwelling located on Riverside Gardens, Langford. No.11 is constructed of buff brickwork with a gable tile roof featuring redner and a tiled gable roof. The property currently benefits from an attahced, single garage to the south of the site. The proposal consists of the erection of a single storey rear extension and partial garage conversion with roof lights and a single storey garage and porch extension with rooflights. The rear extension would have a depth of 3.8 metres, a width of 10.8 metres and a flat roof height to a maximum of 2.9 metres. The front extension woudl have a depth of 3 metres, a width of 4.6 metres and a flat roof height to a maximum of 2.9 metres.
This application follows pre-application advice for a similar scheme (CB/20/00344/PAPC) where the proposal was concluded not concluded to cause any harm to the amenity of the nighbouring properties or any detrmental harm on the appearance and charatcer of the area. Theproposal currenlty submitted been altered from that of the pre-application advise, including the reduction in depth and the inclusion of a extension to the rear.
Riverside Gardens is characterised by two-storey, detached and semi-detached dwellings of similar age and design. Side and rear extensions to other properties across Riverside Gardens are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The proposed rear etxension would be sited to the west of the dwelling and would sit partially within the footprint of an existing rear conservatory. The proposed front extension would be located ot the principle elevation and sit infront of the existing garage. This would exceed the exisitng building line by approximelty 1 metre, and as such would be visible within the streetscene. On the basis of the design and scale of the proposal, although it is noted ot be of substantial scale, the rear extension woul dbe contained to the rear eleavtion and would not be visibel within the streetscene. the proposed front extesion would be considered a minor addition which would remain subservient to the host dwelling. Both aspects of this proposal would be constructed of materials to match that of the existing dwelling and as such it is not considered that the proposal would have a 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.9 and No.13 Riverside Gardens. the proposed rear extension woudl be sited some 1.5 metres from neighbouring dwelling No.13 and woudl surpass the rear projection of this property by some 2.2 metres. The application site currently has a rear conservatory in this location which surpasses the rear projection o fthe neighbourin dwelling by some 0.9 metres. Given this exisiting relationship, the sufficient seperation distance between the properties and the modest height of the proposed eaves, the proposal is not considered to result in any detrimental impact on this neighbouring dwelling.
The proposed rear extension woudl be set some 1.6 metres from neighbiuring dwelling No.9, given the staggered orientation of the dwellings, this propsal would nto surpass the rear projection of No.9 and as such is not considered ot give rise to any detrimental impact on occupants of this neighbouring dwelling. The proposed front extension would suprass the fron elevation of this neighbouring dwelling by some 3 metres, given the seperation distance of 1.6 metres and the staggered relationship of the dwellings, it is considerd acceptabel in this regard. The combined rear and front extnesion would create a continoud line of built from across the shared boundary with thsi neighbour, however given the seperation distance, existing garage and modest height of the proposed eaves, it is not conisered that the proposal would cause any unnacpetable harm to this neighbour.
The proposal does not create any additional bedrooms and therefore will not be required to demonstrate further onsite parking. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, the existing parking situation would be acceptable on a like-for-like basis.
Langford Parish Council were consulted on this application and did not provide any comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy PD3 of the Langford Neighbourhood Plan, 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 Riverside Gardens, Langford. No.11 is constructed of buff brickwork with a gable tile roof featuring redner and a tiled gable roof. The property currently benefits from an attahced, single garage to the south of the site. The proposal consists of the erection of a single storey rear extension and partial garage conversion with roof lights and a single storey garage and porch extension with rooflights. The rear extension would have a depth of 3.8 metres, a width of 10.8 metres and a flat roof height to a maximum of 2.9 metres. The front extension woudl have a depth of 3 metres, a width of 4.6 metres and a flat roof height to a maximum of 2.9 metres.
This application follows pre-application advice for a similar scheme (CB/20/00344/PAPC) where the proposal was concluded not concluded to cause any harm to the amenity of the nighbouring properties or any detrmental harm on the appearance and charatcer of the area. Theproposal currenlty submitted been altered from that of the pre-application advise, including the reduction in depth and the inclusion of a extension to the rear.
Riverside Gardens is characterised by two-storey, detached and semi-detached dwellings of similar age and design. Side and rear extensions to other properties across Riverside Gardens are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The proposed rear etxension would be sited to the west of the dwelling and would sit partially within the footprint of an existing rear conservatory. The proposed front extension would be located ot the principle elevation and sit infront of the existing garage. This would exceed the exisitng building line by approximelty 1 metre, and as such would be visible within the streetscene. On the basis of the design and scale of the proposal, although it is noted ot be of substantial scale, the rear extension woul dbe contained to the rear eleavtion and would not be visibel within the streetscene. the proposed front extesion would be considered a minor addition which would remain subservient to the host dwelling. Both aspects of this proposal would be constructed of materials to match that of the existing dwelling and as such it is not considered that the proposal would have a 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.9 and No.13 Riverside Gardens. the proposed rear extension woudl be sited some 1.5 metres from neighbouring dwelling No.13 and woudl surpass the rear projection of this property by some 2.2 metres. The application site currently has a rear conservatory in this location which surpasses the rear projection o fthe neighbourin dwelling by some 0.9 metres. Given this exisiting relationship, the sufficient seperation distance between the properties and the modest height of the proposed eaves, the proposal is not considered to result in any detrimental impact on this neighbouring dwelling.
The proposed rear extension woudl be set some 1.6 metres from neighbiuring dwelling No.9, given the staggered orientation of the dwellings, this propsal would nto surpass the rear projection of No.9 and as such is not considered ot give rise to any detrimental impact on occupants of this neighbouring dwelling. The proposed front extension would suprass the fron elevation of this neighbouring dwelling by some 3 metres, given the seperation distance of 1.6 metres and the staggered relationship of the dwellings, it is considerd acceptabel in this regard. The combined rear and front extnesion would create a continoud line of built from across the shared boundary with thsi neighbour, however given the seperation distance, existing garage and modest height of the proposed eaves, it is not conisered that the proposal would cause any unnacpetable harm to this neighbour.
The proposal does not create any additional bedrooms and therefore will not be required to demonstrate further onsite parking. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, the existing parking situation would be acceptable on a like-for-like basis.
Langford Parish Council were consulted on this application and did not provide any comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy PD3 of the Langford Neighbourhood Plan, 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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