| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, semi-detached dwelling located to the southeast of Hitchin Road, Stotfold. No.111 is constructed of brickwork, featuring white render, with a hipped tiled roof and currently benefits from an outbuilding to the northeast of the property. The proposal consists of the demolition of the rear/side outbuilding and the erection of a single storey wrap around rear and side extension with lantern rooflight. The proposed rear extension would have a depth of 3.1 metres, a width of 7.4 metres and a maximum flat roof height of 2.9 metres. The proposed side extension would have a depth of 10.6 metres, a width of 1.8 metres and a maximum flat roof height of 2.9 metres. The overall footprint of the property would increase by some 17.7 square metres.
Hitchin Road is characterised by semi-detached dwellings of varied age and design, rear and 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. The northern element of the proposal, forming the side part of the wrap-around extension, would be visible within the streetscene, however would be set back from Hitchin Road by some 15.8 metres. Furthermore, the portion of the extension visible within the streetscene would sit partially within the footprint of the existing outbuilding, which is already present and visible in this location. On the basis of design and scale, the extension would form a proportionate addition to the existing dwellinghouse, which would be set back from the principle elevation of the host dwelling by some 5.75 metres and, as such, would appear a subservient addition. The proposal would also be constructed of materials to match those of the existing dwellinghouse and would be sited on existing hardstanding, therefore 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.113 and No.109 Hitchin Road. In terms of neighbouring amenity, the proposed rear extension would be set to the boundary with No.113 Hitchin Road, this neighbouring dwelling surpasses the rear projection of the application site by some 3.8 metres, and as such the proposal would not lead to any detrimental impacts on the neighbouring amenity of this property. To the north of the site, the proposed side and rear extension would be set some 3.2 metres from No.109 Hitchin Road, given this separation distance, the modest height of the proposed eaves, and the presence of the exiting outbuilding at the site, it is not considered that the proposal would result in any overbearing impact or loss of light to this neighbouring dwelling.
The proposal includes the installation of a ground floor window and glazed 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, it is not considered that the proposal would give rise to any further loss of privacy or unacceptable overlooking between these neighbouring dwellings.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would increase the number of bedrooms in the dwelling from three to four. On plan number SS/HRS/25/001 five spaces at the property are shown, its unlikely that all five spaces would meet the Councils standards, however it was evident at the site visit that satisfactory parking for three off street vehicles would be possible, and it is considered that adequate parking would be retained in line with the parking standards SPD.
Stotfold Town 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 to the southeast of Hitchin Road, Stotfold. No.111 is constructed of brickwork, featuring white render, with a hipped tiled roof and currently benefits from an outbuilding to the northeast of the property. The proposal consists of the demolition of the rear/side outbuilding and the erection of a single storey wrap around rear and side extension with lantern rooflight. The proposed rear extension would have a depth of 3.1 metres, a width of 7.4 metres and a maximum flat roof height of 2.9 metres. The proposed side extension would have a depth of 10.6 metres, a width of 1.8 metres and a maximum flat roof height of 2.9 metres. The overall footprint of the property would increase by some 17.7 square metres.
Hitchin Road is characterised by semi-detached dwellings of varied age and design, rear and 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. The northern element of the proposal, forming the side part of the wrap-around extension, would be visible within the streetscene, however would be set back from Hitchin Road by some 15.8 metres. Furthermore, the portion of the extension visible within the streetscene would sit partially within the footprint of the existing outbuilding, which is already present and visible in this location. On the basis of design and scale, the extension would form a proportionate addition to the existing dwellinghouse, which would be set back from the principle elevation of the host dwelling by some 5.75 metres and, as such, would appear a subservient addition. The proposal would also be constructed of materials to match those of the existing dwellinghouse and would be sited on existing hardstanding, therefore 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.113 and No.109 Hitchin Road. In terms of neighbouring amenity, the proposed rear extension would be set to the boundary with No.113 Hitchin Road, this neighbouring dwelling surpasses the rear projection of the application site by some 3.8 metres, and as such the proposal would not lead to any detrimental impacts on the neighbouring amenity of this property. To the north of the site, the proposed side and rear extension would be set some 3.2 metres from No.109 Hitchin Road, given this separation distance, the modest height of the proposed eaves, and the presence of the exiting outbuilding at the site, it is not considered that the proposal would result in any overbearing impact or loss of light to this neighbouring dwelling.
The proposal includes the installation of a ground floor window and glazed 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, it is not considered that the proposal would give rise to any further loss of privacy or unacceptable overlooking between these neighbouring dwellings.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would increase the number of bedrooms in the dwelling from three to four. On plan number SS/HRS/25/001 five spaces at the property are shown, its unlikely that all five spaces would meet the Councils standards, however it was evident at the site visit that satisfactory parking for three off street vehicles would be possible, and it is considered that adequate parking would be retained in line with the parking standards SPD.
Stotfold Town 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). |
| 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
)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). |
| 4
)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. |
| 5
)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 |
|
|---|