| Informative Notes: | | 1
)Reasons for granting
The application site is a single-storey detached dwelling with a rear dormer, located in Castle Close in Tottenhoe. No. 7 is constructed of brickwork with a tiled pitched roof and is surrounded by properties of varying design. The proposal consists of removing the existing tile clad dormer and constructing a larger loft conversion and dormer to the rear. The proposal would be 3m wider with GRP cladding. As part of the proposal, including the construction of the new dormer, both the existing roof and dormer would be removed, the roof would be re-constructed with an increased pitch to the rear increasing the height of the roof to accommodate the new dormer design. The roof height would increase by approximately 0.5m.
The proposal would result in an increase in the floorspace by increasing the size of two bedrooms. The GRP cladding appears in a neighbouring property that backs onto the boundary of No. 7 and as such is deemed to not detract from the character of the area. In terms of the irregular roof pitch proposal, similar roof alterations have taken place on other properties in the area which have had loft conversions with dormers. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the proposed extension would be increasing the height of the roof, replacing the existing dormer and introducing an additional window to the rear elevation. However, there is fenestration in existing neighbouring properties that backs onto the boundary of No. 7 at higher level and is not considered to increase the overlooking impact to warrant a refusal for planning permission. In terms of the impact of the proposal on neighbouring properties No. 6 and No. 8 there is no significant increase in terms of visual impact and is considered to have an acceptable neighbour amenity impact, complying with section 12 of the NPPF, policy HQ1 of the central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023.
The proposal would have the same number of bedrooms as currently exists and therefore would not have any impact to the off road parking which is sufficient in size for a property with three bedrooms. Therefore, adequate parking provision has been retained on site, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Tottenhoe Parish Council were consulted and raised no objection. The application was subject to public consultation, though no objections were raised.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting
The application site is a single-storey detached dwelling with a rear dormer, located in Castle Close in Tottenhoe. No. 7 is constructed of brickwork with a tiled pitched roof and is surrounded by properties of varying design. The proposal consists of removing the existing tile clad dormer and constructing a larger loft conversion and dormer to the rear. The proposal would be 3m wider with GRP cladding. As part of the proposal, including the construction of the new dormer, both the existing roof and dormer would be removed, the roof would be re-constructed with an increased pitch to the rear increasing the height of the roof to accommodate the new dormer design. The roof height would increase by approximately 0.5m.
The proposal would result in an increase in the floorspace by increasing the size of two bedrooms. The GRP cladding appears in a neighbouring property that backs onto the boundary of No. 7 and as such is deemed to not detract from the character of the area. In terms of the irregular roof pitch proposal, similar roof alterations have taken place on other properties in the area which have had loft conversions with dormers. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the proposed extension would be increasing the height of the roof, replacing the existing dormer and introducing an additional window to the rear elevation. However, there is fenestration in existing neighbouring properties that backs onto the boundary of No. 7 at higher level and is not considered to increase the overlooking impact to warrant a refusal for planning permission. In terms of the impact of the proposal on neighbouring properties No. 6 and No. 8 there is no significant increase in terms of visual impact and is considered to have an acceptable neighbour amenity impact, complying with section 12 of the NPPF, policy HQ1 of the central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023.
The proposal would have the same number of bedrooms as currently exists and therefore would not have any impact to the off road parking which is sufficient in size for a property with three bedrooms. Therefore, adequate parking provision has been retained on site, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Tottenhoe Parish Council were consulted and raised no objection. The application was subject to public consultation, though no objections were raised.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
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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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)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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