| Informative Notes: | | 1
)Reasons for Granting
The site comprises a two-storey semi-detached dwelling at 90 London Road Biggleswade, constructed of red facing brickwork with white painted rough cast render on the front, yellow brick on the side and rear, a slate tiled roof and white uPVC windows. The property is located within an established residential area.
The proposal involves the demolition of the existing conservatory and construction of a brick single-storey rear/side extension with rooflights. Located to the rear, it would not be visible from the street. The extension would project by some 6.075m deep from the main rear elevation, have a flat roof, and would be subservient to the main dwelling. As such, it would not harm the character or appearance of the area. A materials condition can be attached.
No 88 London Road lies to the side (northwest) as the adjoining semi-detached property and has a single-storey rear extension with lounge doors closest to the boundary, with a sun canopy beyond. The proposed extension would extend approx 2.6m beyond the extension at No 88 and incorporate a parapet wall; however given the relationship between the properties, it would not result in any significant loss of light, privacy or overbearing impact. No 92 London Road lies to the side (southeast) and is a two-storey semi-detached property which has been previously extended, including single-storey extensions to the rear, with dinning room doors nearest to the boundary. The proposed single-storey extension would project approx 3.99m from the existing rear projection (and some 6.075m from the original rear wall) and would be set around 1m from the shared boundary, which is screened by a 1.8m high close boarded fence. Given the separation distances and existing boundary treatments, no undue loss of light or overbearing impact would arise. A ground-floor side window to serve a shower room is also proposed within the existing rear projection. A 1.650m brick wall runs along this part of the shared boundary. This could be carried out under permitted development and is not uncommon in this residential context. Overall, the proposal would not detrimentally affect the amenities of neighbouring occupiers.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and one letter of support was received. The Tree Officer has no objection to the proposal. Biggleswade Town Council were consulted and have no objection to the proposal subject to consultation with neighbours and consideration of their comments however it notes that the proposed extension appears to be quite large, full consideration of these comments have been made above.
In light of the foregoing appraisal, it is considered that the proposal would be in accordance with Policies HQ1 and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BPD3 of the Adopted Biggleswade Neighbourhood Plan, the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024).Reasons for Granting
The site comprises a two-storey semi-detached dwelling at 90 London Road Biggleswade, constructed of red facing brickwork with white painted rough cast render on the front, yellow brick on the side and rear, a slate tiled roof and white uPVC windows. The property is located within an established residential area.
The proposal involves the demolition of the existing conservatory and construction of a brick single-storey rear/side extension with rooflights. Located to the rear, it would not be visible from the street. The extension would project by some 6.075m deep from the main rear elevation, have a flat roof, and would be subservient to the main dwelling. As such, it would not harm the character or appearance of the area. A materials condition can be attached.
No 88 London Road lies to the side (northwest) as the adjoining semi-detached property and has a single-storey rear extension with lounge doors closest to the boundary, with a sun canopy beyond. The proposed extension would extend approx 2.6m beyond the extension at No 88 and incorporate a parapet wall; however given the relationship between the properties, it would not result in any significant loss of light, privacy or overbearing impact. No 92 London Road lies to the side (southeast) and is a two-storey semi-detached property which has been previously extended, including single-storey extensions to the rear, with dinning room doors nearest to the boundary. The proposed single-storey extension would project approx 3.99m from the existing rear projection (and some 6.075m from the original rear wall) and would be set around 1m from the shared boundary, which is screened by a 1.8m high close boarded fence. Given the separation distances and existing boundary treatments, no undue loss of light or overbearing impact would arise. A ground-floor side window to serve a shower room is also proposed within the existing rear projection. A 1.650m brick wall runs along this part of the shared boundary. This could be carried out under permitted development and is not uncommon in this residential context. Overall, the proposal would not detrimentally affect the amenities of neighbouring occupiers.
On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and one letter of support was received. The Tree Officer has no objection to the proposal. Biggleswade Town Council were consulted and have no objection to the proposal subject to consultation with neighbours and consideration of their comments however it notes that the proposed extension appears to be quite large, full consideration of these comments have been made above.
In light of the foregoing appraisal, it is considered that the proposal would be in accordance with Policies HQ1 and T3 of the Adopted Central Bedfordshire Local Plan (2021), Policy BPD3 of the Adopted Biggleswade Neighbourhood Plan, the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024). |
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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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