| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwelling located on Lammas Walk in Leighton Buzzard. No. 52 is constructed of brickwork and has a tiled pitched roof. There is a drive to the front and side of the property with a shed / garden room down the side and to the rear. There is a small existing single storey extension coming off the rear elevation with a flat roof. The applicant site is surrounded by properties of varying design.
The proposal would see an extension to the side and full depth of the property, extending out to the rear as far as the existing single extension elevation, requiring the demolition of the garden shed / garden room. Stepped back, the front elevation of the side extension would create an office measuring 2.46m wide by 3.88m deep still allowing for side access to the property, the proposal would then step out as the side boundary tapers away from the side of the house to create a further area of living space measuring 7.2m deep by 2.67m wide and the joining to the existing single storey extension. Both the existing extension and the proposed would have new pitched roofs with an overall height of 3.64m high. There are no similar examples of side extensions in the area compared to the proposal, however, the proposal would be single storey and there is approximately 10m separation to the next property. It is therefore not considered that the proposal would have a detrimental impact on the character and appearance of the area and as such is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the proposal would be seen from the street scene but there is sufficient separation from both No. 50 and 54 neighbouring properties to have little visual impact. The changes to the rear would see a change in height and the installation of a new window to the rear, however, due to the existing extension and the separation, it is not considered that the proposal would have a detrimental impact on the residential amenities of the area as all other neighbours are considered to be sufficiently separated from the proposal. With regards to the neighbouring properties to the rear, these are single storey bungalows and with the boundary treatment of brick wall and fencing and the separation there would be no impact to these neighbouring properties. Therefore, it is deemed that the proposal would comply with section 12 of the NPPF, policy HQ1 of the central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023.
The extension would result in the loss of parking to the side of the property, but it is deemed that there would remain adequate off street parking provision for three cars at the front of the property and therefore the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Leighton-Linslade Town Council were consulted and raised no objections. The application was subject to public consultation, no representations were received.
In light of the foregoing appraisal, it is considered that the proposal would 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 two-storey semi-detached dwelling located on Lammas Walk in Leighton Buzzard. No. 52 is constructed of brickwork and has a tiled pitched roof. There is a drive to the front and side of the property with a shed / garden room down the side and to the rear. There is a small existing single storey extension coming off the rear elevation with a flat roof. The applicant site is surrounded by properties of varying design.
The proposal would see an extension to the side and full depth of the property, extending out to the rear as far as the existing single extension elevation, requiring the demolition of the garden shed / garden room. Stepped back, the front elevation of the side extension would create an office measuring 2.46m wide by 3.88m deep still allowing for side access to the property, the proposal would then step out as the side boundary tapers away from the side of the house to create a further area of living space measuring 7.2m deep by 2.67m wide and the joining to the existing single storey extension. Both the existing extension and the proposed would have new pitched roofs with an overall height of 3.64m high. There are no similar examples of side extensions in the area compared to the proposal, however, the proposal would be single storey and there is approximately 10m separation to the next property. It is therefore not considered that the proposal would have a detrimental impact on the character and appearance of the area and as such is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the proposal would be seen from the street scene but there is sufficient separation from both No. 50 and 54 neighbouring properties to have little visual impact. The changes to the rear would see a change in height and the installation of a new window to the rear, however, due to the existing extension and the separation, it is not considered that the proposal would have a detrimental impact on the residential amenities of the area as all other neighbours are considered to be sufficiently separated from the proposal. With regards to the neighbouring properties to the rear, these are single storey bungalows and with the boundary treatment of brick wall and fencing and the separation there would be no impact to these neighbouring properties. Therefore, it is deemed that the proposal would comply with section 12 of the NPPF, policy HQ1 of the central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023.
The extension would result in the loss of parking to the side of the property, but it is deemed that there would remain adequate off street parking provision for three cars at the front of the property and therefore the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Leighton-Linslade Town Council were consulted and raised no objections. The application was subject to public consultation, no representations were received.
In light of the foregoing appraisal, it is considered that the proposal would 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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