| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey detached dwelling located along Arlesey Road in Stotfold. The proposal is for the erection of single storey front and rear extensions and a first floor side extension above the existing garage. The proposal includes replacement windows throughout, an additional side window, and render finish to existing and proposed walls.
The proposed front and side extensions would be visible within the streetscene. Whilst the dwelling forms a small group of three similar dwellings, the wider area is characterised by dwellings of a variety of scales and designs, with existing examples of materials and styles similar to the proposal. The proposed development would seek to remodel the existing dwellinghouse, which is acceptable. The design choices of the proposed development would be found acceptable within the setting, and whilst a first-floor side extension would normally be required to be set down from the roof ridge and set back from the front elevation, it would be set off the shared boundary by 1 metre to ensure there would not be a 'terracing effect' and the proposed render finish and front extension would ensure there is not a mix of brickwork. Arlesey Road has a very mixed street scene, with examples of development similar in appearance to the proposed development. It is considered on balance that the proposal, because of the material choices, and existing surrounding development is unlikely to result in any detrimental harm to the character and appearance of the area or the host dwelling.
In terms of neighbouring amenity, proposed extensions would be sited approximately 1 metre from the shared boundaries with Nos.113 and 117 Arlesey Road. There is existing built form of outbuildings along the shared boundary belonging to No.117, and therefore this neighbouring dwelling would be sufficiently screened from the proposal. The proposed rear extension would bring the rear of the host dwelling in line with the rear elevation of No.113, as such this neighbouring dwelling will not be detrimentally impacted by the proposal in terms of loss of light or overbearing impact. In addition, there is a window proposed in the side elevation, which would serve a bathroom. A condition has been imposed to ensure that the window is obscurely glazed to ensure there is no loss of privacy to No.113. All other neighbouring dwellings are sufficiently separated and/or screened and would not be detrimentally impacted in terms of loss of light, loss of privacy or an overbearing impact.
The proposal would increase the number of bedrooms at the property. A four-bedroom dwelling would be required to provide three off-street parking spaces. The application site benefits from a large driveway to the front of the property and therefore it is unlikely that the proposal will negatively impact the public highway or the off-street parking on site.
Stotfold Town Council were consulted on the application and had no objection. 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 along Arlesey Road in Stotfold. The proposal is for the erection of single storey front and rear extensions and a first floor side extension above the existing garage. The proposal includes replacement windows throughout, an additional side window, and render finish to existing and proposed walls.
The proposed front and side extensions would be visible within the streetscene. Whilst the dwelling forms a small group of three similar dwellings, the wider area is characterised by dwellings of a variety of scales and designs, with existing examples of materials and styles similar to the proposal. The proposed development would seek to remodel the existing dwellinghouse, which is acceptable. The design choices of the proposed development would be found acceptable within the setting, and whilst a first-floor side extension would normally be required to be set down from the roof ridge and set back from the front elevation, it would be set off the shared boundary by 1 metre to ensure there would not be a 'terracing effect' and the proposed render finish and front extension would ensure there is not a mix of brickwork. Arlesey Road has a very mixed street scene, with examples of development similar in appearance to the proposed development. It is considered on balance that the proposal, because of the material choices, and existing surrounding development is unlikely to result in any detrimental harm to the character and appearance of the area or the host dwelling.
In terms of neighbouring amenity, proposed extensions would be sited approximately 1 metre from the shared boundaries with Nos.113 and 117 Arlesey Road. There is existing built form of outbuildings along the shared boundary belonging to No.117, and therefore this neighbouring dwelling would be sufficiently screened from the proposal. The proposed rear extension would bring the rear of the host dwelling in line with the rear elevation of No.113, as such this neighbouring dwelling will not be detrimentally impacted by the proposal in terms of loss of light or overbearing impact. In addition, there is a window proposed in the side elevation, which would serve a bathroom. A condition has been imposed to ensure that the window is obscurely glazed to ensure there is no loss of privacy to No.113. All other neighbouring dwellings are sufficiently separated and/or screened and would not be detrimentally impacted in terms of loss of light, loss of privacy or an overbearing impact.
The proposal would increase the number of bedrooms at the property. A four-bedroom dwelling would be required to provide three off-street parking spaces. The application site benefits from a large driveway to the front of the property and therefore it is unlikely that the proposal will negatively impact the public highway or the off-street parking on site.
Stotfold Town Council were consulted on the application and had no objection. 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). |
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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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