| Informative Notes: | | 1
)Reasons for Granting:
The application site is a single-storey detached dwelling located along Standalone Warren in Haynes. The proposal seeks planning permission for the erection of a two storey side/rear extension and creation of a first floor with front and rear dormers and balcony. It also includes the removal of a front bay window. This application is a resubmission of planning permission, reference: CB/22/00904/FULL, which is for the same proposal. Whilst the proposal is the same, given that this planning permission has expired, it is afforded limited weight.
The proposed extensions would seek to redevelop the dwelling and change the style and design of the property. This would include the external finish of vertical treated timber cladding, standing seam metal covered roof, and grey-black windows, which are design features of a modern, cabin-style dwelling. There does not appear to be an established 'street scene' along Standalone Warren, with sparsely spaced dwellings within large plots, heavily screened from the public realm by mature trees. Whilst in a more urban area, significant design changes such as this are generally discouraged, the application site hosts a sufficiently visually screened plot within an isolated location.
The extensions could be considered contrary to Chapter 11 of the Central Bedfordshire Design Guide, in that they would not appear 'subservient' to the host dwelling or respect the character of the existing dwelling. The existing property is a quaint single-storey dwelling, and therefore applying the principle of subservience limits the usability of the development. The proposed development, as a final building, would represent high-quality development, and therefore whilst conflicting with the Design Guide, would result in an acceptable design. As such, the proposal would not be deemed to result in a detrimental impact on the character and appearance of the area.
The application site has a Tree Preservation Order which affects multiple trees on and around the site, which are close to the existing property. The Council's Tree Officer was consulted on the application and noted that an updated Arboriculture Impact Assessment (AIA) and Tree Protection Method Statement would be required. The application is a resubmission of a previously approved application with the condition for an AIA discharged (under reference: CB/23/01668/DOC), and therefore a similar condition has been imposed to provide an updated AIA to ensure there has been no change at the site that would detrimentally damage the protected trees.
Due to the sufficient separation distances and mature boundary treatment between neighbouring dwellings, it is considered the proposal would not cause any detrimental harm on any neighbouring amenity.
The plans show the property would increase to five bedrooms and according to the Parking Standards SPD, this would require four off-street parking spaces. The application site benefits from a large driveway and parking area and therefore this requirement can be achieved at the site.
Haynes 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, EE4, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Sections 12 and 15 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site is a single-storey detached dwelling located along Standalone Warren in Haynes. The proposal seeks planning permission for the erection of a two storey side/rear extension and creation of a first floor with front and rear dormers and balcony. It also includes the removal of a front bay window. This application is a resubmission of planning permission, reference: CB/22/00904/FULL, which is for the same proposal. Whilst the proposal is the same, given that this planning permission has expired, it is afforded limited weight.
The proposed extensions would seek to redevelop the dwelling and change the style and design of the property. This would include the external finish of vertical treated timber cladding, standing seam metal covered roof, and grey-black windows, which are design features of a modern, cabin-style dwelling. There does not appear to be an established 'street scene' along Standalone Warren, with sparsely spaced dwellings within large plots, heavily screened from the public realm by mature trees. Whilst in a more urban area, significant design changes such as this are generally discouraged, the application site hosts a sufficiently visually screened plot within an isolated location.
The extensions could be considered contrary to Chapter 11 of the Central Bedfordshire Design Guide, in that they would not appear 'subservient' to the host dwelling or respect the character of the existing dwelling. The existing property is a quaint single-storey dwelling, and therefore applying the principle of subservience limits the usability of the development. The proposed development, as a final building, would represent high-quality development, and therefore whilst conflicting with the Design Guide, would result in an acceptable design. As such, the proposal would not be deemed to result in a detrimental impact on the character and appearance of the area.
The application site has a Tree Preservation Order which affects multiple trees on and around the site, which are close to the existing property. The Council's Tree Officer was consulted on the application and noted that an updated Arboriculture Impact Assessment (AIA) and Tree Protection Method Statement would be required. The application is a resubmission of a previously approved application with the condition for an AIA discharged (under reference: CB/23/01668/DOC), and therefore a similar condition has been imposed to provide an updated AIA to ensure there has been no change at the site that would detrimentally damage the protected trees.
Due to the sufficient separation distances and mature boundary treatment between neighbouring dwellings, it is considered the proposal would not cause any detrimental harm on any neighbouring amenity.
The plans show the property would increase to five bedrooms and according to the Parking Standards SPD, this would require four off-street parking spaces. The application site benefits from a large driveway and parking area and therefore this requirement can be achieved at the site.
Haynes 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, EE4, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Sections 12 and 15 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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)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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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