| Informative Notes: | | 1
)Reasons for granting:
The application seeks permission for a two storey rear extension and alteration to garage door. The proposed rear extension, whilst not visible to the street scene, would be set well below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling. The garage door alteration would be visible to the street scene but would be proportionate in scale and would not have a detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed two storey rear extension would be set off the boundary with Nos.34 and 38 Maple Close. Given the separation distance and modest design it is not considered that the two storey rear extension would result in any loss of privacy or overbearing impact to these neighbouring properties. All other properties are sufficiently separated from the rear extension.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representations were received. The Ecology Officer raised no objections however suggested two informatives that have been attached to this report.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide, Flitton, Greenfiled and Pulloxhill Neighbourhood Plan and Section 12 of the NPPF.Reasons for granting:
The application seeks permission for a two storey rear extension and alteration to garage door. The proposed rear extension, whilst not visible to the street scene, would be set well below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling. The garage door alteration would be visible to the street scene but would be proportionate in scale and would not have a detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed two storey rear extension would be set off the boundary with Nos.34 and 38 Maple Close. Given the separation distance and modest design it is not considered that the two storey rear extension would result in any loss of privacy or overbearing impact to these neighbouring properties. All other properties are sufficiently separated from the rear extension.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representations were received. The Ecology Officer raised no objections however suggested two informatives that have been attached to this report.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide, Flitton, Greenfiled and Pulloxhill Neighbourhood Plan and Section 12 of the 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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)The proposed location for development is an area of hardstanding with no resulting habitat loss, however, the applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. The proposed location for development is an area of hardstanding with no resulting habitat loss, however, the applicant is advised where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. |
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)There is a low risk that great crested newts (GCN) may be present at the application site. However, the application site lies in the red impact zone as per the modelled district licence map, which indicates that there is red zone: highly suitable habitat for GCN within the area surrounding the application site. Furthermore, GCN have been recorded within 136 metres of the site at Centenary Wood.
The following recommendations are provided to further reduce the likelihood of impacts on this species:
o Any trenches left overnight should be covered or provided with ramps to prevent GCN from becoming trapped.
o Any building materials such as bricks, stone etc. should be stored on pallets to discourage GCN from using them as shelter.
o Any demolition materials should be stored in skips or similar containers rather than in piles on ground.There is a low risk that great crested newts (GCN) may be present at the application site. However, the application site lies in the red impact zone as per the modelled district licence map, which indicates that there is red zone: highly suitable habitat for GCN within the area surrounding the application site. Furthermore, GCN have been recorded within 136 metres of the site at Centenary Wood.
The following recommendations are provided to further reduce the likelihood of impacts on this species:
o Any trenches left overnight should be covered or provided with ramps to prevent GCN from becoming trapped.
o Any building materials such as bricks, stone etc. should be stored on pallets to discourage GCN from using them as shelter.
o Any demolition materials should be stored in skips or similar containers rather than in piles on ground. |
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