| Informative Notes: | | 1
)Reasons for Granting
The site comprises a two-storey brick dwelling at 7 The Dairy Henlow, with concrete roof tiles and white uPVC windows, within an established residential area of similar age and character.
The proposal comprises single storey side and rear extensions with flat roofs and rooflights. The side extension would be set back marginally from the front elevation, and positioned behind the existing garden wall, reducing its visibility in the streetscene. The rear extension would span the full rear elevation of the dwelling but would be modest in depth. Both extensions would be subservient to the main dwelling. Whilst the extensions would be finished in vertically boarded charred timber cladding and black aluminum fenestration, their contemporary appearance is considered visually acceptable given the mixed palette of materials within the area. The cladding would also be in-filled either side of the chimney breast on the main side elevation between the extensions which would be visually acceptable. A materials condition can be attached.
Minor alterations are proposed to the two front bay windows, involving a slight increase in the brick base height and replacement windows of similar appearance. The proposal also includes the installation of 9 photovoltaic panels on the front roof slope, which would be visible from the public realm; however, they would be well contained within the roofslope and in this residential context it would not result in visual harm. One tree would need to be removed to facilitate the side extension, but as this is not protected and set back within the plot, its loss would not result in visual harm.
Overall the proposal would not adversely affect the appearance of the dwelling or the streetscene. Given the separation distances, the setting of the nearby Henlow Conservation Area which runs along the rear and partly along the side boundaries, would not be harmed.
The side extension would be well separated from surrounding properties. No 5 The Dairy has a rear access door which appears to serve the garage, and a single-storey rear extension beyond with side French doors and windows on the rear, and a close boarded fence with trellis along the shared boundary. Given the separation distances, orientation, and modest depth of the proposed rear extension, it would not result in an undue loss of light, privacy or overbearing impact. The alterations to the bay windows and installation of front rooflights would not adversely affect neighbouring residential amenity. Overall, due to the scale and design of the proposal, there would be no detrimental impact to neighbouring properties.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. The Archaeology Team have no comment to make. Henlow Parish Council were consulted and have no objection to the proposal.
In light of the foregoing appraisal, 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 comprises a two-storey brick dwelling at 7 The Dairy Henlow, with concrete roof tiles and white uPVC windows, within an established residential area of similar age and character.
The proposal comprises single storey side and rear extensions with flat roofs and rooflights. The side extension would be set back marginally from the front elevation, and positioned behind the existing garden wall, reducing its visibility in the streetscene. The rear extension would span the full rear elevation of the dwelling but would be modest in depth. Both extensions would be subservient to the main dwelling. Whilst the extensions would be finished in vertically boarded charred timber cladding and black aluminum fenestration, their contemporary appearance is considered visually acceptable given the mixed palette of materials within the area. The cladding would also be in-filled either side of the chimney breast on the main side elevation between the extensions which would be visually acceptable. A materials condition can be attached.
Minor alterations are proposed to the two front bay windows, involving a slight increase in the brick base height and replacement windows of similar appearance. The proposal also includes the installation of 9 photovoltaic panels on the front roof slope, which would be visible from the public realm; however, they would be well contained within the roofslope and in this residential context it would not result in visual harm. One tree would need to be removed to facilitate the side extension, but as this is not protected and set back within the plot, its loss would not result in visual harm.
Overall the proposal would not adversely affect the appearance of the dwelling or the streetscene. Given the separation distances, the setting of the nearby Henlow Conservation Area which runs along the rear and partly along the side boundaries, would not be harmed.
The side extension would be well separated from surrounding properties. No 5 The Dairy has a rear access door which appears to serve the garage, and a single-storey rear extension beyond with side French doors and windows on the rear, and a close boarded fence with trellis along the shared boundary. Given the separation distances, orientation, and modest depth of the proposed rear extension, it would not result in an undue loss of light, privacy or overbearing impact. The alterations to the bay windows and installation of front rooflights would not adversely affect neighbouring residential amenity. Overall, due to the scale and design of the proposal, there would be no detrimental impact to neighbouring properties.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. The Archaeology Team have no comment to make. Henlow Parish Council were consulted and have no objection to the proposal.
In light of the foregoing appraisal, 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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