| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, cluster house located to the east of Johnson Close, Marston Moreteyne. No.1 is constructed of brickwork with a tiled gable roof and currently benefits from a detached, shared garage to the rear of the site. The proposal includes the erection of a single storey rear extension and roof lights with a detached garage conversion. The proposed rear extension would have a width of 4.7 metres, a depth of 3 metres, a height to the eaves of 2.4 metres and a maximum gable roof height of some 3.8 metres. The proposed garage conversion would not result in any increase in built form.
Johnson Close is characterised by dwellings of similar age and design. Given the corner plot location of the host dwelling, the proposed rear extension would be partially visible within the streetscene. Rear extensions to other properties across Johnson Close are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. On the basis of design and scale, the proposed rear extension would form a proportionate addition to the existing dwellinghouse, which would sit within the footprint of existing hard standing. The proposal would be constructed of materials to match that of the existing and the proposed gable roof form would mirror that of the hostdwelling. As such, it is not considered that the rear extension would have a detrimental impact on the character and appearance of the area.
The alterations to the garage conversion would be readily visible within the streetscene of Arundel Road. The works include the infilling of the garage door with brickwork and the addition of a window and door. This would be considered a minor alteration that would not have a material impact on the character and appearance of the area.
Regarding the siting of the rear extension, the most potentially impacted neighbouring dwelling is deemed to be No.3 Johnson Close. In terms of neighbouring amenity, the proposed rear extension would be set adjacent to the boundary with this neighbour and would surpass its rear/side projection by some 2.6 metres. The proposed extension would have a degree of impact on the light to this neighbouring property (rear/side window), however, given the modest height of the proposed eaves and the limited projection of the proposal, it would not be considered so significant to warrant a reason for refusal. The proposal includes the installation of rooflights to the north and south roof slopes of the rear extension, these would be upward facing and would not result in any unacceptable overlooking or loss of privacy. All other neighbouring dwellings are sufficiently separated and/ or screened from the rear extension as to where they would not be detrimentally impacted.
The proposed garage conversion would be sited to the rear of the application site and is a shared garage with neighbouring dwelling No.49 Arundel Road. The alterations to the front of the garage would be visible from a number of properties on Arundel Road, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. The proposal includes the installation of a window to the principle elevation, this would look onto the public highway and would not face any private areas of neighbouring properties, it would likewise not result in any detrimental impact on neighbouring amenity.
The proposal does not create any additional bedrooms and therefore will not be required to demonstrate further onsite parking. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, the existing parking situation would be acceptable on a like-for-like basis.
The Highways Officer was consulted on the application and raised no objections. The Officer noted that the proposal would not increase the number of bedrooms and is therefore unlikely to result in negative impact on the public highway. It was additionally observed that the existing garage does not meet the standards for an off-street parking space and appears to be used for storage. Informatives have been included in this application advising the applicant that contractor parking and storage of materials should be accommodated on site and not on the public highway without authorisation from the highway authority, and that any material debris left on the public highway should be removed.
Marston Moreteyne Parish Council were consulted on this application and raised no objections. 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, cluster house located to the east of Johnson Close, Marston Moreteyne. No.1 is constructed of brickwork with a tiled gable roof and currently benefits from a detached, shared garage to the rear of the site. The proposal includes the erection of a single storey rear extension and roof lights with a detached garage conversion. The proposed rear extension would have a width of 4.7 metres, a depth of 3 metres, a height to the eaves of 2.4 metres and a maximum gable roof height of some 3.8 metres. The proposed garage conversion would not result in any increase in built form.
Johnson Close is characterised by dwellings of similar age and design. Given the corner plot location of the host dwelling, the proposed rear extension would be partially visible within the streetscene. Rear extensions to other properties across Johnson Close are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. On the basis of design and scale, the proposed rear extension would form a proportionate addition to the existing dwellinghouse, which would sit within the footprint of existing hard standing. The proposal would be constructed of materials to match that of the existing and the proposed gable roof form would mirror that of the hostdwelling. As such, it is not considered that the rear extension would have a detrimental impact on the character and appearance of the area.
The alterations to the garage conversion would be readily visible within the streetscene of Arundel Road. The works include the infilling of the garage door with brickwork and the addition of a window and door. This would be considered a minor alteration that would not have a material impact on the character and appearance of the area.
Regarding the siting of the rear extension, the most potentially impacted neighbouring dwelling is deemed to be No.3 Johnson Close. In terms of neighbouring amenity, the proposed rear extension would be set adjacent to the boundary with this neighbour and would surpass its rear/side projection by some 2.6 metres. The proposed extension would have a degree of impact on the light to this neighbouring property (rear/side window), however, given the modest height of the proposed eaves and the limited projection of the proposal, it would not be considered so significant to warrant a reason for refusal. The proposal includes the installation of rooflights to the north and south roof slopes of the rear extension, these would be upward facing and would not result in any unacceptable overlooking or loss of privacy. All other neighbouring dwellings are sufficiently separated and/ or screened from the rear extension as to where they would not be detrimentally impacted.
The proposed garage conversion would be sited to the rear of the application site and is a shared garage with neighbouring dwelling No.49 Arundel Road. The alterations to the front of the garage would be visible from a number of properties on Arundel Road, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. The proposal includes the installation of a window to the principle elevation, this would look onto the public highway and would not face any private areas of neighbouring properties, it would likewise not result in any detrimental impact on neighbouring amenity.
The proposal does not create any additional bedrooms and therefore will not be required to demonstrate further onsite parking. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, the existing parking situation would be acceptable on a like-for-like basis.
The Highways Officer was consulted on the application and raised no objections. The Officer noted that the proposal would not increase the number of bedrooms and is therefore unlikely to result in negative impact on the public highway. It was additionally observed that the existing garage does not meet the standards for an off-street parking space and appears to be used for storage. Informatives have been included in this application advising the applicant that contractor parking and storage of materials should be accommodated on site and not on the public highway without authorisation from the highway authority, and that any material debris left on the public highway should be removed.
Marston Moreteyne Parish Council were consulted on this application and raised no objections. 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). |
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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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)The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the
site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The
Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby
approved.The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the
site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The
Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby
approved. |
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)The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway.The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway. |
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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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