| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, detached dwelling located on the north side of Swansholme Gardens, Sandy. No.1 is constructed of brickwork with a tiled gable roof and currently benefits from a double garage and two-storey side extension to the east of the site. The proposal includes the erection of a single storey rear extension with rooflights, following the removal of an existing conservatory and the part render of the existing dwellinghouse. The proposed rear extension would have a width of 8.7 metres, a depth of 3 metres, a height to the eaves of 2.5 metres and a maximum hipped roof height of some 3.6 metres.
Swansholme Gardens is characterised by detached and semi-detached dwellings of varied age and design. Rear extensions to other properties across the area 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 partially within the footprint of existing hard standing. Given the corner plot location of the host dwelling, the proposal would be partially visible within the streetscene of Mill Lane to the southwest, however this would be heavily screened by the existing brick boundary wall and landscaping. The proposal would be finished in self-colouring render, which would be further applied to the lower level of the existing rear elevation, this would be considered a minor addition which would be confined to the rear of the property and would not give rise to any detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No.3 Swansholme Gardens and No.21 Mill Lane. In terms of neighbouring amenity, the proposed rear extension would be set some 2.8 metres from No.3 Swansholme Gardens and would surpass the rear elevation of this neighbouring dwelling by some 4.1 metres. Given this separation distance and the modest height of the proposed eaves, it is not considered to give rise to any overbearing impact or loss of light to this neighbouring dwelling. No.21 Mill Lane, to the rear, would be separated some 9.4 metres from the proposed rear extension, given this separation distance and the side-to-rear relationship between the properties it is not considered to give rise to any overbearing impact, unacceptable overlooking or loss of privacy.
The proposal includes the installation of rooflights to the northern 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 proposal as to where they would not be detrimentally impacted.
The proposal does not create any additional bedrooms and therefore will not be required to demonstrate further onsite parking. The proposal does not impact the existing parking arrangements at the site and therefore would be acceptable on a like-for-like basis.
Sandy Town Council were consulted on this application and did not provide any comments. 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, detached dwelling located on the north side of Swansholme Gardens, Sandy. No.1 is constructed of brickwork with a tiled gable roof and currently benefits from a double garage and two-storey side extension to the east of the site. The proposal includes the erection of a single storey rear extension with rooflights, following the removal of an existing conservatory and the part render of the existing dwellinghouse. The proposed rear extension would have a width of 8.7 metres, a depth of 3 metres, a height to the eaves of 2.5 metres and a maximum hipped roof height of some 3.6 metres.
Swansholme Gardens is characterised by detached and semi-detached dwellings of varied age and design. Rear extensions to other properties across the area 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 partially within the footprint of existing hard standing. Given the corner plot location of the host dwelling, the proposal would be partially visible within the streetscene of Mill Lane to the southwest, however this would be heavily screened by the existing brick boundary wall and landscaping. The proposal would be finished in self-colouring render, which would be further applied to the lower level of the existing rear elevation, this would be considered a minor addition which would be confined to the rear of the property and would not give rise to any detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No.3 Swansholme Gardens and No.21 Mill Lane. In terms of neighbouring amenity, the proposed rear extension would be set some 2.8 metres from No.3 Swansholme Gardens and would surpass the rear elevation of this neighbouring dwelling by some 4.1 metres. Given this separation distance and the modest height of the proposed eaves, it is not considered to give rise to any overbearing impact or loss of light to this neighbouring dwelling. No.21 Mill Lane, to the rear, would be separated some 9.4 metres from the proposed rear extension, given this separation distance and the side-to-rear relationship between the properties it is not considered to give rise to any overbearing impact, unacceptable overlooking or loss of privacy.
The proposal includes the installation of rooflights to the northern 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 proposal as to where they would not be detrimentally impacted.
The proposal does not create any additional bedrooms and therefore will not be required to demonstrate further onsite parking. The proposal does not impact the existing parking arrangements at the site and therefore would be acceptable on a like-for-like basis.
Sandy Town Council were consulted on this application and did not provide any comments. 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). |
| 2
)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. |
| 3
)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). |
| 4
)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. |
| 5
)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 |
|
|---|