| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, semi-detached dwelling located on the east side of The Crescent, Stanford. No.21 is constructed of brickwork featuring white render, with a gable tiled roof. The proposal consists of the erection of a single-storey side extension to the north elevation, this would have a width of 3.9 metres to the rear, a width of 2.8 metres to the front, a depth of 7.4 metres, with a height to the eaves of 2.5 metres and a maximum gable roof height of 3.5 metres. The overall footprint of the property would increase by some 25 square metres.
This application follows pre-application advice for a similar scheme in which the proposal was considered a modest addition to the existing dwellinghouse and not to give rise to any detrimental impact on the character and appearance of the area. Although the officer was unable to make an accurate assessment regarding the impact on neighbouring amenity, by virtue of the angled nature of the site and the separation distance from neighbouring dwellings, it was concluded that it was unlikely for any overbearing impact or loss of light to neighbouring properties. The officer also raised that the proposal would be sited on land which is currently used as a driveway, this application has provided a parking plan which demonstrates the retention of three off-street parking spaces. Amendments have been made to the scheme prior to submission, including the alteration of the proposed hipped roof to a gable roof. The revised roof form would be in keeping with that of the host dwelling and is considered to represent a minor change to the previously proposed scheme.
The Crescent is characterised by semi-detached dwellings of similar age and design. Side extensions to other properties across the area 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 scale and design, the proposed development would be set back from the streetscene of The Crescent by approximately 10.3 metres and from the principal elevation of the host dwelling by some 5.4 metres. Given this siting, the proposal would have a limited visual impact on the streetscene and would be considered to remain a subservient addition to the host dwelling. To the rear, the side extension would align with the existing rear extension, maintaining a coherent built form. Furthermore, the proposal would be constructed using materials to match that of the existing dwellinghouse and the majority of the development would be sited within the footprint of existing hardstanding. As such, it is considered that the proposal would remain a subservient addition which would not have a detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwelling is deemed to be No.20 The Crescent to the north of the site. In terms of neighbouring amenity, the proposed side extension would maintain a separation distance of approximately 1 metre from the shared boundary and would be set a minimum of 4.5 metres from the neighbouring property itself. The proposal would result in a closer built form and an increased prescience of development along this shared boundary, however, given the modest height of the proposed extension and the retained separation distance between the properties, it is not considered to give rise to any overbearing impact or loss of light to this neighbouring dwelling.
The proposal includes the installation of a window and door to the north elevation facing this neighbour. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor and first-floor at both dwellings. Given this existing relationship and the separation distance between the proposal and this neighbouring dwelling, it is not considered to give rise to any unacceptable overlooking or loss of privacy.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. The proposal would not adversely affect the existing parking or access arrangements at the application site, with the retention of three off-street parking spaces, and would therefore be acceptable on a like-for-like basis.
Southill 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 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 the east side of The Crescent, Stanford. No.21 is constructed of brickwork featuring white render, with a gable tiled roof. The proposal consists of the erection of a single-storey side extension to the north elevation, this would have a width of 3.9 metres to the rear, a width of 2.8 metres to the front, a depth of 7.4 metres, with a height to the eaves of 2.5 metres and a maximum gable roof height of 3.5 metres. The overall footprint of the property would increase by some 25 square metres.
This application follows pre-application advice for a similar scheme in which the proposal was considered a modest addition to the existing dwellinghouse and not to give rise to any detrimental impact on the character and appearance of the area. Although the officer was unable to make an accurate assessment regarding the impact on neighbouring amenity, by virtue of the angled nature of the site and the separation distance from neighbouring dwellings, it was concluded that it was unlikely for any overbearing impact or loss of light to neighbouring properties. The officer also raised that the proposal would be sited on land which is currently used as a driveway, this application has provided a parking plan which demonstrates the retention of three off-street parking spaces. Amendments have been made to the scheme prior to submission, including the alteration of the proposed hipped roof to a gable roof. The revised roof form would be in keeping with that of the host dwelling and is considered to represent a minor change to the previously proposed scheme.
The Crescent is characterised by semi-detached dwellings of similar age and design. Side extensions to other properties across the area 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 scale and design, the proposed development would be set back from the streetscene of The Crescent by approximately 10.3 metres and from the principal elevation of the host dwelling by some 5.4 metres. Given this siting, the proposal would have a limited visual impact on the streetscene and would be considered to remain a subservient addition to the host dwelling. To the rear, the side extension would align with the existing rear extension, maintaining a coherent built form. Furthermore, the proposal would be constructed using materials to match that of the existing dwellinghouse and the majority of the development would be sited within the footprint of existing hardstanding. As such, it is considered that the proposal would remain a subservient addition which would not have a detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwelling is deemed to be No.20 The Crescent to the north of the site. In terms of neighbouring amenity, the proposed side extension would maintain a separation distance of approximately 1 metre from the shared boundary and would be set a minimum of 4.5 metres from the neighbouring property itself. The proposal would result in a closer built form and an increased prescience of development along this shared boundary, however, given the modest height of the proposed extension and the retained separation distance between the properties, it is not considered to give rise to any overbearing impact or loss of light to this neighbouring dwelling.
The proposal includes the installation of a window and door to the north elevation facing this neighbour. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor and first-floor at both dwellings. Given this existing relationship and the separation distance between the proposal and this neighbouring dwelling, it is not considered to give rise to any unacceptable overlooking or loss of privacy.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. The proposal would not adversely affect the existing parking or access arrangements at the application site, with the retention of three off-street parking spaces, and would therefore be acceptable on a like-for-like basis.
Southill 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 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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)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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