| Informative Notes: | | 1
)Reasons For Granting
The property is a two storey detached dwelling located along Birds Hill in Heath and Reach. The site benefits from a single storey garage located along the western boundary of the site. Additionally, the eastern boundary of the site faces towards an re of green space containing the allotment gardens, which are set to a lower level than the application site. The proposal consists of a part two storey rear extension, which measures a depth of 2m from the dwellinghouse, and a part single storey extension measuring a further metre from the two storey built form. This extension would be finished with a pitched roof at the two storey level and a mono pitch to the single storey element.
The proposed extension would be located to the rear of the application site, and as such would not be a visible feature within the streetscene. Therefore, the proposal would not impact the existing character of the streetscene, and as such would not have any detrimental harm to the appearance of the surrounding area.
The proposed extension would be built some 7.1m from the main dwellinghouse of the adjacent neighbour (31 Birds Hill). It is noted that the existing garage is also located along this boundary, and would obscure the single storey element of the proposal for this neighbour. Additionally, no further windows are proposed along the side elevation of the host dwelling facing this neighbour, and as such no further overlooking impacts are expected to occur from the introduction of this proposal. Therefore, due to the separation distance between the main dwellinghouse and this neighbour, as well as the lack of fenestration proposed on the side of the property, it is not considered that the proposal would lead to any impacts on the residential amenities of this neighbouring property.
The eastern boundary of the property faces onto a grassed area used as allotments, which are characterised by a significant levels decrease from the application site. Therefore, this proposal would not lead to any further impacts of the amenities of this site.
All other properties remain sufficiently separated from the application site for there to be any material impacts. As such, it is considered that this proposal would not lead to any loss of light, loss of privacy and overbearing impacts to the adjacent properties.
The proposal would not lead to any additional bedrooms to be proposed on the application site, and would not alter the existing parking provision to the forward elevation of the property. As such, it is considered that adequate parking has been provided on the site, and that the proposal would remain in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
An Archaeology Officer has been consulted on this application, who has noted that the application site is noted within an archaeological core of historic importance, due to its proximity to the Heath and Reach Conservation Area. However, due to the scale and size of the proposal, the Officer has noted that the proposal is unlikely to have a major impact upon any surviving archaeological remains, and no objection has been raised.
Heath and Reach Parish Council have been consulted on this application, and no representations have been received. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal, it is considered that the proposal would not lead to any detrimental impacts to the character and appearance of the surrounding area. Additionally, the proposal is not considered to lead to any detrimental harm to the residential amenities to neighbouring properties. Therefore, the proposal would remain in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, and the Central Bedfordshire Design Guide.Reasons For Granting
The property is a two storey detached dwelling located along Birds Hill in Heath and Reach. The site benefits from a single storey garage located along the western boundary of the site. Additionally, the eastern boundary of the site faces towards an re of green space containing the allotment gardens, which are set to a lower level than the application site. The proposal consists of a part two storey rear extension, which measures a depth of 2m from the dwellinghouse, and a part single storey extension measuring a further metre from the two storey built form. This extension would be finished with a pitched roof at the two storey level and a mono pitch to the single storey element.
The proposed extension would be located to the rear of the application site, and as such would not be a visible feature within the streetscene. Therefore, the proposal would not impact the existing character of the streetscene, and as such would not have any detrimental harm to the appearance of the surrounding area.
The proposed extension would be built some 7.1m from the main dwellinghouse of the adjacent neighbour (31 Birds Hill). It is noted that the existing garage is also located along this boundary, and would obscure the single storey element of the proposal for this neighbour. Additionally, no further windows are proposed along the side elevation of the host dwelling facing this neighbour, and as such no further overlooking impacts are expected to occur from the introduction of this proposal. Therefore, due to the separation distance between the main dwellinghouse and this neighbour, as well as the lack of fenestration proposed on the side of the property, it is not considered that the proposal would lead to any impacts on the residential amenities of this neighbouring property.
The eastern boundary of the property faces onto a grassed area used as allotments, which are characterised by a significant levels decrease from the application site. Therefore, this proposal would not lead to any further impacts of the amenities of this site.
All other properties remain sufficiently separated from the application site for there to be any material impacts. As such, it is considered that this proposal would not lead to any loss of light, loss of privacy and overbearing impacts to the adjacent properties.
The proposal would not lead to any additional bedrooms to be proposed on the application site, and would not alter the existing parking provision to the forward elevation of the property. As such, it is considered that adequate parking has been provided on the site, and that the proposal would remain in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
An Archaeology Officer has been consulted on this application, who has noted that the application site is noted within an archaeological core of historic importance, due to its proximity to the Heath and Reach Conservation Area. However, due to the scale and size of the proposal, the Officer has noted that the proposal is unlikely to have a major impact upon any surviving archaeological remains, and no objection has been raised.
Heath and Reach Parish Council have been consulted on this application, and no representations have been received. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal, it is considered that the proposal would not lead to any detrimental impacts to the character and appearance of the surrounding area. Additionally, the proposal is not considered to lead to any detrimental harm to the residential amenities to neighbouring properties. Therefore, the proposal would remain in conformity with Policy HQ1 of the Central Bedfordshire Local Plan, and the Central Bedfordshire Design Guide. |
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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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