| Informative Notes: | | 1
)Reasons for Granting
The application site is a two-storey, mid-terrace dwelling located on the south side of The Baulk, Biggleswade. No. 104 is constructed of brickwork with a gable tiled roof and gable rear projection. The property currently benefits from an outbuilding to the south of the site (rear garden). The proposal consists of the erection of a garden room, this would have a depth of 5.9 metres, a width of 4 metres, a height to the eaves of 2.2 metres and a maximum gable pitched roof height to some 3.3 metres. The overall footprint of the property would increase by some 5 square metres.
The Baulk is characterised by terraced dwellings of similar age and design. Outbuildings within the rear gardens of other dwellings across the streetscene are noted and therefore the proposal is not considered to be at odds with the existing grain or pattern of development. The proposed outbuilding would be confined to the rear of the property and would sit partially within the footprint of an existing outbuilding at the site. On the basis of design and scale, the proposed outbuilding would remain a subservient addition to the application site which 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. 106 and No. 102 The Baulk, located adjacent to the application site, and No. 19 Drove Road and No. 42 Cooks Way to the rear. In terms of neighbouring amenity, the proposed outbuilding would be positioned adjacent to the shared boundaries with these properties. No. 106 and No. 102 each benefit from existing outbuildings within their rear gardens, which would sit alongside the proposed development. Whilst the proposal would project 1.9 metres beyond the front elevation of these neighbouring outbuildings, the open canopy design to the principal elevation and the modest eaves height would limit the overall visual impact and prevent any detrimental impact on residential amenity.
To the rear, No. 19 Drove Road and No. 42 Cooks Way both have existing outbuildings which are positioned along the shared boundary to the rear of the application site. The views of the proposal would be entirely screened by this existing built form and as such the proposal is not considered to give rise to any unacceptable loss of light or overbearing impact.
The proposal includes the installation of windows to the north elevation of the outbuilding, these would provide views into the rear garden of the application site and would not overlook any private amenity space, and as such would not result in any unacceptable overlooking or loss of privacy.
The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. On the basis of the scale of the development, the proposal would not adversely affect the existing parking or access arrangements at the application site and would therefore be acceptable on a like-for-like basis.
Biggleswade Town Council were consulted on the application and have raised no comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy BPD3 of the Biggleswade Neighbourhood Plan, 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, mid-terrace dwelling located on the south side of The Baulk, Biggleswade. No. 104 is constructed of brickwork with a gable tiled roof and gable rear projection. The property currently benefits from an outbuilding to the south of the site (rear garden). The proposal consists of the erection of a garden room, this would have a depth of 5.9 metres, a width of 4 metres, a height to the eaves of 2.2 metres and a maximum gable pitched roof height to some 3.3 metres. The overall footprint of the property would increase by some 5 square metres.
The Baulk is characterised by terraced dwellings of similar age and design. Outbuildings within the rear gardens of other dwellings across the streetscene are noted and therefore the proposal is not considered to be at odds with the existing grain or pattern of development. The proposed outbuilding would be confined to the rear of the property and would sit partially within the footprint of an existing outbuilding at the site. On the basis of design and scale, the proposed outbuilding would remain a subservient addition to the application site which 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. 106 and No. 102 The Baulk, located adjacent to the application site, and No. 19 Drove Road and No. 42 Cooks Way to the rear. In terms of neighbouring amenity, the proposed outbuilding would be positioned adjacent to the shared boundaries with these properties. No. 106 and No. 102 each benefit from existing outbuildings within their rear gardens, which would sit alongside the proposed development. Whilst the proposal would project 1.9 metres beyond the front elevation of these neighbouring outbuildings, the open canopy design to the principal elevation and the modest eaves height would limit the overall visual impact and prevent any detrimental impact on residential amenity.
To the rear, No. 19 Drove Road and No. 42 Cooks Way both have existing outbuildings which are positioned along the shared boundary to the rear of the application site. The views of the proposal would be entirely screened by this existing built form and as such the proposal is not considered to give rise to any unacceptable loss of light or overbearing impact.
The proposal includes the installation of windows to the north elevation of the outbuilding, these would provide views into the rear garden of the application site and would not overlook any private amenity space, and as such would not result in any unacceptable overlooking or loss of privacy.
The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. On the basis of the scale of the development, the proposal would not adversely affect the existing parking or access arrangements at the application site and would therefore be acceptable on a like-for-like basis.
Biggleswade Town Council were consulted on the application and have raised no comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policy BPD3 of the Biggleswade Neighbourhood Plan, 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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)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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