| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, semi-detached dwelling located on Harcourt Close, Linslade and is constructed of brickwork, featuring white render, with a hipped tile roof. The proposal consists of the erection of a two-storey side extension and a single-storey rear extension following the demolition of a detached garage to the north of the site. To the side, the two-storey extension would have a depth of 8.2 metres, a width of 2.6 metres, a height to the eaves of 5.2 metres and an overall hipped roof height to some 7.9 metres. To the rear, the single-storey extension would have a depth of 2 metres, a width of 8.7 metres, a height to the eaves of 2.7 metres and a maximum mono-pitched roof height of some 3.3 metres. The overall footprint of the property would increase by approximately 135 square metres and would see an increase in floorspace of some 212 square metres.
Harcourt Close is characterised by two-storey, semi-detached dwellings of varied age and design. Front, side and rear extensions across the streetscene are noted and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. Furthermore, many properties across Harcourt Close benefit from similar schemes of a two-storey side extension and single-storey rear extension. On the basis of its design and scale, while it is accepted that the proposal would be a relatively large addition, the extension would remain a proportionate addition to the existing dwellinghouse. The two-storey addition to the north elevation is set down some 0.2 metres from the ridge line of the existing dwelling, and set back some 0.6 metres from the existing principle elevation and as such the proposal would be considered a subservient addition.
The single-storey extension would be sited to the rear of the property where it is not readily visible within the streetscene and would be considered a proportionate addition to the host dwelling. Additionally, all proposed extensions would be constructed in materials to match that of the existing dwellinghouse and as such would harmonise with its existing built form and would not be considered to result in harm to the character and appearance of the area. Overall the proposal, although noted to be of substantial size, would not be considered to give rise to any detrimental impacts on the character and appearance of the surrounding area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No.12 and No.10 Harcourt Close. In terms of neighbouring amenity, the rear extension would be set on the boundary with No.10 and would extend beyond the rear elevation of this property by 2 metres. The combined form of development would result in a degree of enclosure along the shared boundary, nevertheless, this relationship is partly derived from No.10's existing built form and therefore is considered acceptable in this regard. Given the modest eaves height and single storey nature of the rear extension, this part of the proposal is unlikely to give rise to any detrimental impact on neighbouring amenity. The proposed rear extension includes the instillation of three rooflights, the rear elevation faces onto a public right of way, and therefore there would be no material impact on neighbouring residential amenity in terms of overlooking or loss of privacy.
The two-storey side extension would be set some 2.1 metres from the built form of neighbouring dwelling No.12 Harcourt Close. The proposal would result in an increase of built form along this boundary, however, the extension would not project beyond the established built line formed by this neighbouring dwellings' existing side and rear extension. Given the sufficient separation distance of the two-storey addition, and the absence of any first-floor windows facing this neighbour, it is not considered that any adverse impact on neighbouring amenity would arise. The proposal includes the installation of a first-floor window to the front elevation of the dwelling, this would face onto Harcourt close and would not overlook any private amenity spaces, as such it would not result in any unacceptable loss of outlook, overbearing impact, or loss of privacy.
The proposal would increase the number of bedrooms in the dwelling from three to four. As shown on plan DD 25/194.2 Rev A, there is sufficient parking arrangements for three spaces at the property and adequate parking has been retained in line with the parking standards SPD.
Leighton-Linslade Town Council were consulted on this application and raised no objection subject to the proposed parking arrangement meeting parking standards. The Committee also raised the matter of grey water runoff from hard surfacing, however this would be matter for Building Control. Both highway and drainage considerations have been taken into account within the determination of this application.
Ecology were consulted on this application and expressed no objections, there were comments raised regarding the possibility of roosting bats and nesting birds, and as such informatives have been added to this application in line with the Conservation of habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended), to remind the applicant of their relevant responsibilities.
The Rights of Way Officer was consulted on this application and raised no objection. The application was subject to public consultation and no representations were received. As the site is present within the Chilterns Beechwoods SAC, Natural England were consulted but have raised no comments.
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, semi-detached dwelling located on Harcourt Close, Linslade and is constructed of brickwork, featuring white render, with a hipped tile roof. The proposal consists of the erection of a two-storey side extension and a single-storey rear extension following the demolition of a detached garage to the north of the site. To the side, the two-storey extension would have a depth of 8.2 metres, a width of 2.6 metres, a height to the eaves of 5.2 metres and an overall hipped roof height to some 7.9 metres. To the rear, the single-storey extension would have a depth of 2 metres, a width of 8.7 metres, a height to the eaves of 2.7 metres and a maximum mono-pitched roof height of some 3.3 metres. The overall footprint of the property would increase by approximately 135 square metres and would see an increase in floorspace of some 212 square metres.
Harcourt Close is characterised by two-storey, semi-detached dwellings of varied age and design. Front, side and rear extensions across the streetscene are noted and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. Furthermore, many properties across Harcourt Close benefit from similar schemes of a two-storey side extension and single-storey rear extension. On the basis of its design and scale, while it is accepted that the proposal would be a relatively large addition, the extension would remain a proportionate addition to the existing dwellinghouse. The two-storey addition to the north elevation is set down some 0.2 metres from the ridge line of the existing dwelling, and set back some 0.6 metres from the existing principle elevation and as such the proposal would be considered a subservient addition.
The single-storey extension would be sited to the rear of the property where it is not readily visible within the streetscene and would be considered a proportionate addition to the host dwelling. Additionally, all proposed extensions would be constructed in materials to match that of the existing dwellinghouse and as such would harmonise with its existing built form and would not be considered to result in harm to the character and appearance of the area. Overall the proposal, although noted to be of substantial size, would not be considered to give rise to any detrimental impacts on the character and appearance of the surrounding area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No.12 and No.10 Harcourt Close. In terms of neighbouring amenity, the rear extension would be set on the boundary with No.10 and would extend beyond the rear elevation of this property by 2 metres. The combined form of development would result in a degree of enclosure along the shared boundary, nevertheless, this relationship is partly derived from No.10's existing built form and therefore is considered acceptable in this regard. Given the modest eaves height and single storey nature of the rear extension, this part of the proposal is unlikely to give rise to any detrimental impact on neighbouring amenity. The proposed rear extension includes the instillation of three rooflights, the rear elevation faces onto a public right of way, and therefore there would be no material impact on neighbouring residential amenity in terms of overlooking or loss of privacy.
The two-storey side extension would be set some 2.1 metres from the built form of neighbouring dwelling No.12 Harcourt Close. The proposal would result in an increase of built form along this boundary, however, the extension would not project beyond the established built line formed by this neighbouring dwellings' existing side and rear extension. Given the sufficient separation distance of the two-storey addition, and the absence of any first-floor windows facing this neighbour, it is not considered that any adverse impact on neighbouring amenity would arise. The proposal includes the installation of a first-floor window to the front elevation of the dwelling, this would face onto Harcourt close and would not overlook any private amenity spaces, as such it would not result in any unacceptable loss of outlook, overbearing impact, or loss of privacy.
The proposal would increase the number of bedrooms in the dwelling from three to four. As shown on plan DD 25/194.2 Rev A, there is sufficient parking arrangements for three spaces at the property and adequate parking has been retained in line with the parking standards SPD.
Leighton-Linslade Town Council were consulted on this application and raised no objection subject to the proposed parking arrangement meeting parking standards. The Committee also raised the matter of grey water runoff from hard surfacing, however this would be matter for Building Control. Both highway and drainage considerations have been taken into account within the determination of this application.
Ecology were consulted on this application and expressed no objections, there were comments raised regarding the possibility of roosting bats and nesting birds, and as such informatives have been added to this application in line with the Conservation of habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended), to remind the applicant of their relevant responsibilities.
The Rights of Way Officer was consulted on this application and raised no objection. The application was subject to public consultation and no representations were received. As the site is present within the Chilterns Beechwoods SAC, Natural England were consulted but have raised no comments.
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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)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. |
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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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)The applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage, or destroy the nest of any wild bird while that nest is in use or being built. Planning consent for a development does not provide a defence against prosecution under this actThe applicant is reminded that, under the Wildlife and Countryside Act 1981, as amended (section 1), it is an offence to remove, damage, or destroy the nest of any wild bird while that nest is in use or being built. Planning consent for a development does not provide a defence against prosecution under this act |
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)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.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. |
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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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