| Informative Notes: | | 1
)Reasons for Granting
The site occupies a backland location on the west side of Wynchwood Lane, Shefford, and comprises a detached two-storey brick dwelling with a two-storey front projection in cream painted render, dark grey upvc windows and doors, and a tiled roof. A detached garage is located to the front of the dwelling. The surrounding area is residential in nature, with dwellings of varied design and scale.
The proposal comprises a two-storey side extension and single-storey front and side extension with rooflights. The two-storey side extension would be modest in width and depth, set well back from the front elevation and down from the main ridge. While it would extend close to the boundary contrary to adopted design guidance (annotated as 0.243 metres on the block plan), sufficient visual separation would be maintained from No 2 Wynchwood Lane to the east. Although partially visible in longer views from Ampthill Road, its recessed siting and subservient scale ensure it would have an acceptable appearance in relation to the dwelling itself and streetscene. As the front elevation is staggered, the single-storey front/side extension would be some 7.7m at its deepest, together with a porch infill projecting 0.5m. Given the siting and orientation of No. 4, with the side elevation of the dwelling facing Wynchwood Lane and its set back behind the garden land of No 2 along which runs existing boundary treatment, although the extension would be large in depth it would not appear prominent within this cul-de-sac location. Materials proposed are matching which can be conditioned. Overall, it is not considered that the proposal would harm the character and appearance of the area.
The site is bounded by residential properties. The proposed extensions would be well offset from surrounding dwellings and would not result in any unacceptable loss of light or overbearing impact. The development would be sited along the side (east) boundary with the front garden land of No 2 Wynchwood Lane, which is separated from that dwelling by the private road. Whilst the scale of development would increase along this boundary and there may be some loss of light to the area used for parking later in the day this would not be unacceptable given the relationships involved. A first floor side (east) ensuite window is proposed which can be conditioned to be obscure glazed and restricted to protect the neighbours privacy. The proposed single-storey front extension would be offset from the shared boundary of No 8 Wynchwood Lane, facing its rear garden and screened by existing hard boundary treatment. No 75 Ampthill Road lies to the rear (north) and appears to be at a lower ground level. A new first floor rear window would serve an existing bedroom. No other surrounding properties would be unduly affected.
The dwelling would remain a 4 bedroom property. The existing garage and hardstanding for on-site parking at the front of the property would be unaffected. On the basis of the scale and nature of the development, adequate existing access and parking would be retained.
The Archeology Team have commented that should planning permission be granted there would be no archaeological constraint.
There is a large tree in the garden land of No 2 close to the site. The Tree Officer has noted that this would appear to be retained and the impacts on the tree roots are likely to be minimal.
Neighbouring properties have been consulted on the application and no comments have been received. Shefford Town Council were consulted and support the proposal, commenting that if pile driving is required then nearby homes should be surveyed, construction materials be kept on site and disruption to surrounding traffic from all vehicles be minimised. In relation to foundation details this is not a planning matter and would be a civil matter/ considered at the Building Regulations stage. In terms of construction traffic and storage of materials, given the scale of development proposed and the temporary nature of the construction period, it is not considered necessary to condition these details to make the development acceptable.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, EE4, and T3 of the Adopted Central Bedford shire Local Plan (2021), the Adopted Central Bedford shire Design Guide (August 2023), the Parking Standards for New Development SPED (August 2023) and Section 12 of the NPPF (2024).Reasons for Granting
The site occupies a backland location on the west side of Wynchwood Lane, Shefford, and comprises a detached two-storey brick dwelling with a two-storey front projection in cream painted render, dark grey upvc windows and doors, and a tiled roof. A detached garage is located to the front of the dwelling. The surrounding area is residential in nature, with dwellings of varied design and scale.
The proposal comprises a two-storey side extension and single-storey front and side extension with rooflights. The two-storey side extension would be modest in width and depth, set well back from the front elevation and down from the main ridge. While it would extend close to the boundary contrary to adopted design guidance (annotated as 0.243 metres on the block plan), sufficient visual separation would be maintained from No 2 Wynchwood Lane to the east. Although partially visible in longer views from Ampthill Road, its recessed siting and subservient scale ensure it would have an acceptable appearance in relation to the dwelling itself and streetscene. As the front elevation is staggered, the single-storey front/side extension would be some 7.7m at its deepest, together with a porch infill projecting 0.5m. Given the siting and orientation of No. 4, with the side elevation of the dwelling facing Wynchwood Lane and its set back behind the garden land of No 2 along which runs existing boundary treatment, although the extension would be large in depth it would not appear prominent within this cul-de-sac location. Materials proposed are matching which can be conditioned. Overall, it is not considered that the proposal would harm the character and appearance of the area.
The site is bounded by residential properties. The proposed extensions would be well offset from surrounding dwellings and would not result in any unacceptable loss of light or overbearing impact. The development would be sited along the side (east) boundary with the front garden land of No 2 Wynchwood Lane, which is separated from that dwelling by the private road. Whilst the scale of development would increase along this boundary and there may be some loss of light to the area used for parking later in the day this would not be unacceptable given the relationships involved. A first floor side (east) ensuite window is proposed which can be conditioned to be obscure glazed and restricted to protect the neighbours privacy. The proposed single-storey front extension would be offset from the shared boundary of No 8 Wynchwood Lane, facing its rear garden and screened by existing hard boundary treatment. No 75 Ampthill Road lies to the rear (north) and appears to be at a lower ground level. A new first floor rear window would serve an existing bedroom. No other surrounding properties would be unduly affected.
The dwelling would remain a 4 bedroom property. The existing garage and hardstanding for on-site parking at the front of the property would be unaffected. On the basis of the scale and nature of the development, adequate existing access and parking would be retained.
The Archeology Team have commented that should planning permission be granted there would be no archaeological constraint.
There is a large tree in the garden land of No 2 close to the site. The Tree Officer has noted that this would appear to be retained and the impacts on the tree roots are likely to be minimal.
Neighbouring properties have been consulted on the application and no comments have been received. Shefford Town Council were consulted and support the proposal, commenting that if pile driving is required then nearby homes should be surveyed, construction materials be kept on site and disruption to surrounding traffic from all vehicles be minimised. In relation to foundation details this is not a planning matter and would be a civil matter/ considered at the Building Regulations stage. In terms of construction traffic and storage of materials, given the scale of development proposed and the temporary nature of the construction period, it is not considered necessary to condition these details to make the development acceptable.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, EE4, and T3 of the Adopted Central Bedford shire Local Plan (2021), the Adopted Central Bedford shire Design Guide (August 2023), the Parking Standards for New Development SPED (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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