| Informative Notes: | | 1
)Reasons for granting
The application site is a semi-detached two storey dwelling located on Norman Road, Barton-le-Clay. No. 120 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the erection of a single storey side and rear extension with a pitched roof and two sets of rooflights and would have a proposed width of approximately 8.4 metres, a depth of 3.6 metres, an eaves height of 2.6 metres with a maximum height of 3.4 metres.
The proposal would have a large footprint of approximately 29.4m2, however, due to the large rear garden that would be retained and the single storey nature of the proposal it is considered to be proportionate to the host dwelling and would not dominate the plot. The extension would be partly visible within the street scene of Norman Road due to the side extension, however, its positioning to the rear of the existing garage means that it would not be prominent within the street scene and as such is not considered to detrimentally impact the street scene. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area or the host dwelling in accordance with Policies HQ1of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the extension would be set on the boundary with the attached neighbouring property, 118 Norman Road, which has a ground floor window on its rear elevation which is likely to be impacted by the extension as it does not comply with the 45 degree guidance. Despite this, the impact on the rear window is not considered significant enough to warrant refusal solely on this basis as a rear extension with a similar depth and height to the proposed extension could be constructed under permitted development which would similarly not comply with the 45-degree guidance. As such, although the rear extension will likely result in some loss of light to this neighbouring property, this is not considered to result in a significant detrimental impact on neighbouring amenity to warrant the refusal of planning permission. The extension is set just off the boundary with the other neighbouring property, 122 Norman Road, but would not be considered to have a detrimental impact on neighbouring amenity as the extension would not extend beyond the rear of this neighbour. All other neighbours are sufficiently separated from the proposed development for there to be a detrimental impact. There are no privacy concerns regarding the installation of the two sets of rooflights as they do not directly face a neighbouring property. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal does not lead to any additional bedrooms or the removal of any parking provision on the site. Therefore, adequate parking provision has been retained on site. Consequently, the proposal is therefore in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Barton-le-Clay Parish Council were consulted as part of this application and raised no objection. Neighbourhood Planning were consulted and advised that The Barton Le Clay Neighbourhood Plan has been adopted and forms part of the CBC Development
Plan and as such, full weight can be given. The application was also subject to a public consultation and no comments were received.
The proposal is therefore considered to be 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 semi-detached two storey dwelling located on Norman Road, Barton-le-Clay. No. 120 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the erection of a single storey side and rear extension with a pitched roof and two sets of rooflights and would have a proposed width of approximately 8.4 metres, a depth of 3.6 metres, an eaves height of 2.6 metres with a maximum height of 3.4 metres.
The proposal would have a large footprint of approximately 29.4m2, however, due to the large rear garden that would be retained and the single storey nature of the proposal it is considered to be proportionate to the host dwelling and would not dominate the plot. The extension would be partly visible within the street scene of Norman Road due to the side extension, however, its positioning to the rear of the existing garage means that it would not be prominent within the street scene and as such is not considered to detrimentally impact the street scene. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area or the host dwelling in accordance with Policies HQ1of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the extension would be set on the boundary with the attached neighbouring property, 118 Norman Road, which has a ground floor window on its rear elevation which is likely to be impacted by the extension as it does not comply with the 45 degree guidance. Despite this, the impact on the rear window is not considered significant enough to warrant refusal solely on this basis as a rear extension with a similar depth and height to the proposed extension could be constructed under permitted development which would similarly not comply with the 45-degree guidance. As such, although the rear extension will likely result in some loss of light to this neighbouring property, this is not considered to result in a significant detrimental impact on neighbouring amenity to warrant the refusal of planning permission. The extension is set just off the boundary with the other neighbouring property, 122 Norman Road, but would not be considered to have a detrimental impact on neighbouring amenity as the extension would not extend beyond the rear of this neighbour. All other neighbours are sufficiently separated from the proposed development for there to be a detrimental impact. There are no privacy concerns regarding the installation of the two sets of rooflights as they do not directly face a neighbouring property. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposal does not lead to any additional bedrooms or the removal of any parking provision on the site. Therefore, adequate parking provision has been retained on site. Consequently, the proposal is therefore in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Barton-le-Clay Parish Council were consulted as part of this application and raised no objection. Neighbourhood Planning were consulted and advised that The Barton Le Clay Neighbourhood Plan has been adopted and forms part of the CBC Development
Plan and as such, full weight can be given. The application was also subject to a public consultation and no comments were received.
The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
| 2
)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. |
| 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
)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 |
|
|---|