| Informative Notes: | | 1
)Reasons for Granting
The application site is a two-storey, semi-detached dwelling located on the southeast side of Orchard Way, Cranfield. No.7 is constructed of brickwork featuring hanging tiles and a tiled gable roof. The proposal consists of a garage conversion and new roof, this would see an increase in the height of the existing garage, resulting in an eaves height of approximately 2.4 metres and a maximum mono-pitched roof height of 3.4 metres.
Orchard Way is characterised by semi-detached dwellings of similar age and design. Comparable schemes to other properties across Orchard Way 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 garage conversion and new roof would be set to the principal elevation and would be readily visible within the streetscene of Orchard Way. The conversion of the garage would see the infill of the existing garage door, the installation of fenestration, and the existing flat roof replaced with a tiled mono-pitched roof. The proposal would be constructed of materials to match that of the host dwelling and as such the proposal would be considered to constitute minor alterations that would not have a detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed garage conversion and new roof would be sited some 1.1 metres from neighbouring dwelling No.5 Orchard Way and would project some 2.9 metres beyond the front elevation of this property. The proposal would not result in any increase in footprint, with the new roof confined to the existing footprint of the garage. Given the modest scale of the proposal, it is not considered that the development would give rise to any overbearing impact or loss of light to this neighbouring property.
There are no privacy concerns regarding the installation of the window on the front elevation, this would face into Orchard way and would not provide views into any private amenity space. The alterations to the front of the property would be readily visible from a number of properties within the streetscene, however, due to the limited scale of the proposal it is not considered to have a detrimental impact on residential amenities.
The proposal does not create any additional bedrooms and therefore would 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.
Cranfield 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, semi-detached dwelling located on the southeast side of Orchard Way, Cranfield. No.7 is constructed of brickwork featuring hanging tiles and a tiled gable roof. The proposal consists of a garage conversion and new roof, this would see an increase in the height of the existing garage, resulting in an eaves height of approximately 2.4 metres and a maximum mono-pitched roof height of 3.4 metres.
Orchard Way is characterised by semi-detached dwellings of similar age and design. Comparable schemes to other properties across Orchard Way 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 garage conversion and new roof would be set to the principal elevation and would be readily visible within the streetscene of Orchard Way. The conversion of the garage would see the infill of the existing garage door, the installation of fenestration, and the existing flat roof replaced with a tiled mono-pitched roof. The proposal would be constructed of materials to match that of the host dwelling and as such the proposal would be considered to constitute minor alterations that would not have a detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed garage conversion and new roof would be sited some 1.1 metres from neighbouring dwelling No.5 Orchard Way and would project some 2.9 metres beyond the front elevation of this property. The proposal would not result in any increase in footprint, with the new roof confined to the existing footprint of the garage. Given the modest scale of the proposal, it is not considered that the development would give rise to any overbearing impact or loss of light to this neighbouring property.
There are no privacy concerns regarding the installation of the window on the front elevation, this would face into Orchard way and would not provide views into any private amenity space. The alterations to the front of the property would be readily visible from a number of properties within the streetscene, however, due to the limited scale of the proposal it is not considered to have a detrimental impact on residential amenities.
The proposal does not create any additional bedrooms and therefore would 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.
Cranfield 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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)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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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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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