| Informative Notes: | | 1
)Reasons for Granting:
The application site is a detached bungalow located to the east side of Water Lane, Flitwick. No. 29 is constructed of brickwork with a tiled gable roof and currently benefits from a single garage, a rear conservatory and outbuildings to the south of the site. The proposal includes the demolition of the conservatory/outbuildings, garage conversion with erection of a single storey front, side, rear extension with rooflights and open canopy porch, addition of white render to existing dwelling.
To the front of the property, the proposal would have a depth of 1.9 metres, a width of 3.5 metres, a height to the eaves of 2.8 metres and a maximum gable roof height of some 4 metres. To the rear, the extension would project some 3.3 metres from the rear elevation, with a width of 7.8 metres, a height to the eaves of 2.3 metres and a maximum gable roof height of some 5.4 metres. To the side (south) elevation, the proposal would have a depth of 13.2 metres, a width of 2.2 metres and two gable roof pitches to a maximum height of 5.2 metres. The overall footprint of the property would increase by some 35.5 square metres.
Water Lane is characterised by chalet bungalows and two-storey detached dwellings of varied age and design. Rear, side and front 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. To the rear and side, the proposed extensions would be partially sited within the footprint of an existing conservatory, outbuildings and areas of hardstanding. On the basis of design and scale, the side and rear extensions would remain set down from the roof ridge of the existing dwelling by approximately 0.35 metres and remain set back from the principle elevation of the host dwelling by some 3.5 metres. Furthermore, the proposal would be constructed of materials to match and would incorporate gable roof forms to match the pitch of the host dwelling. To the front elevation of the side extension, the proposal includes an open canopy porch. Given its open nature and modest scale, this element would appear as a minor addition to the dwelling. As such, the proposals would form proportionate and subservient additions to the existing property, which would not be considered to give rise to any detrimental impact on the character and appearance of the area.
The proposal would result in a significant increase in glazing to the rear elevation. However, it is noted that there is a varied palette of glazing and fenestration styles within the surrounding area, and the rear elevation does not directly face onto any neighbouring properties. Therefore, this aspect of the proposal is not considered to result in any detrimental impact upon the character and appearance of the dwelling or wider streetscene.
To the front of the property, the proposed garage conversion and front extension would constitute a minor addition, which would be sited on existing hardstanding. The proposal would also retain a garage-style door to serve storage space within the converted garage, thereby maintaining the appearance and function of the existing garage frontage. Considering the above, the proposed front extension would not be considered to give rise to any detrimental impact on the character and appearance of the area.
The proposal includes the addition of white render to the front elevation of the existing dwelling. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would not detrimentally harm the surrounding area or the host dwelling itself. Therefore, this aspect of the proposal would not be deemed to result in 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. 27 and No. 31 Water Lane. In terms of neighbouring amenity, the proposed side extension would be sited some 6.4 metres from No. 27 and would surpass the rear projection of this neighbouring dwelling by some 5.1 metres. To west of the site, the proposed garage conversion and front extension would be set some 4.6 metres from this neighbouring dwelling and would surpass the front projection of this property by some 2.3 metres. Given the separation distance between the neighbouring dwellings and the modest height of the proposed eaves is not considered to give rise to any loss of light or overbearing impact on this neighbouring dwelling.
To the south, the proposed side and rear extension would be sited some 2.3 metres from neighbouring dwelling No. 31. The proposal would result in an increase in built form adjacent to the shared boundary with this neighbouring property, however, the extension would remain set back approximately 0.6 metres from the existing built form along this boundary. The proposal would project an additional 1.4 metres beyond the existing rear built form, resulting in a total projection of approximately 8.1 metres beyond the rear elevation of the neighbouring dwelling. Notwithstanding this, given the existing relationship between the dwellings, the proposal is not considered to give rise to any unacceptable loss of light or overbearing impact on this neighbouring dwelling.
The proposal includes the installation of a window and door to the southwest elevation facing this neighbouring dwelling. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor at both dwellings and as such, the proposal is not considered to give rise to any unacceptable overlooking or loss of privacy.
The alterations to the front of the property would be visible from a number of properties on Water Lane, however, due to the limited scale of these additions, they are not considered to have a detrimental impact on residential amenities.
The proposal includes the installation of glazing to the rear elevation, these would not face onto any neighbouring dwellings. The proposal includes the installation of rooflights to the front roof slope of the side extension, these are upward facing and as such, adequate privacy is deemed to be retained, without the requirement of any obscure-glazed and/ or fixed-shut windows in this location.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would increase the number of bedrooms in the dwelling from two to three. As set out in the Parking Provision Report there is sufficient parking arrangements for two spaces at the property and adequate parking has been retained. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, the existing parking situation would be acceptable on a like-for-like basis.
Flitwick Town Council were consulted on this application and did not provide any comments. The Tree and Landscape Officer was consulted on this application and raised no objections. The SuDS Officer was consulted on this application and raised no objections. 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 detached bungalow located to the east side of Water Lane, Flitwick. No. 29 is constructed of brickwork with a tiled gable roof and currently benefits from a single garage, a rear conservatory and outbuildings to the south of the site. The proposal includes the demolition of the conservatory/outbuildings, garage conversion with erection of a single storey front, side, rear extension with rooflights and open canopy porch, addition of white render to existing dwelling.
To the front of the property, the proposal would have a depth of 1.9 metres, a width of 3.5 metres, a height to the eaves of 2.8 metres and a maximum gable roof height of some 4 metres. To the rear, the extension would project some 3.3 metres from the rear elevation, with a width of 7.8 metres, a height to the eaves of 2.3 metres and a maximum gable roof height of some 5.4 metres. To the side (south) elevation, the proposal would have a depth of 13.2 metres, a width of 2.2 metres and two gable roof pitches to a maximum height of 5.2 metres. The overall footprint of the property would increase by some 35.5 square metres.
Water Lane is characterised by chalet bungalows and two-storey detached dwellings of varied age and design. Rear, side and front 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. To the rear and side, the proposed extensions would be partially sited within the footprint of an existing conservatory, outbuildings and areas of hardstanding. On the basis of design and scale, the side and rear extensions would remain set down from the roof ridge of the existing dwelling by approximately 0.35 metres and remain set back from the principle elevation of the host dwelling by some 3.5 metres. Furthermore, the proposal would be constructed of materials to match and would incorporate gable roof forms to match the pitch of the host dwelling. To the front elevation of the side extension, the proposal includes an open canopy porch. Given its open nature and modest scale, this element would appear as a minor addition to the dwelling. As such, the proposals would form proportionate and subservient additions to the existing property, which would not be considered to give rise to any detrimental impact on the character and appearance of the area.
The proposal would result in a significant increase in glazing to the rear elevation. However, it is noted that there is a varied palette of glazing and fenestration styles within the surrounding area, and the rear elevation does not directly face onto any neighbouring properties. Therefore, this aspect of the proposal is not considered to result in any detrimental impact upon the character and appearance of the dwelling or wider streetscene.
To the front of the property, the proposed garage conversion and front extension would constitute a minor addition, which would be sited on existing hardstanding. The proposal would also retain a garage-style door to serve storage space within the converted garage, thereby maintaining the appearance and function of the existing garage frontage. Considering the above, the proposed front extension would not be considered to give rise to any detrimental impact on the character and appearance of the area.
The proposal includes the addition of white render to the front elevation of the existing dwelling. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would not detrimentally harm the surrounding area or the host dwelling itself. Therefore, this aspect of the proposal would not be deemed to result in 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. 27 and No. 31 Water Lane. In terms of neighbouring amenity, the proposed side extension would be sited some 6.4 metres from No. 27 and would surpass the rear projection of this neighbouring dwelling by some 5.1 metres. To west of the site, the proposed garage conversion and front extension would be set some 4.6 metres from this neighbouring dwelling and would surpass the front projection of this property by some 2.3 metres. Given the separation distance between the neighbouring dwellings and the modest height of the proposed eaves is not considered to give rise to any loss of light or overbearing impact on this neighbouring dwelling.
To the south, the proposed side and rear extension would be sited some 2.3 metres from neighbouring dwelling No. 31. The proposal would result in an increase in built form adjacent to the shared boundary with this neighbouring property, however, the extension would remain set back approximately 0.6 metres from the existing built form along this boundary. The proposal would project an additional 1.4 metres beyond the existing rear built form, resulting in a total projection of approximately 8.1 metres beyond the rear elevation of the neighbouring dwelling. Notwithstanding this, given the existing relationship between the dwellings, the proposal is not considered to give rise to any unacceptable loss of light or overbearing impact on this neighbouring dwelling.
The proposal includes the installation of a window and door to the southwest elevation facing this neighbouring dwelling. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor at both dwellings and as such, the proposal is not considered to give rise to any unacceptable overlooking or loss of privacy.
The alterations to the front of the property would be visible from a number of properties on Water Lane, however, due to the limited scale of these additions, they are not considered to have a detrimental impact on residential amenities.
The proposal includes the installation of glazing to the rear elevation, these would not face onto any neighbouring dwellings. The proposal includes the installation of rooflights to the front roof slope of the side extension, these are upward facing and as such, adequate privacy is deemed to be retained, without the requirement of any obscure-glazed and/ or fixed-shut windows in this location.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would increase the number of bedrooms in the dwelling from two to three. As set out in the Parking Provision Report there is sufficient parking arrangements for two spaces at the property and adequate parking has been retained. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, the existing parking situation would be acceptable on a like-for-like basis.
Flitwick Town Council were consulted on this application and did not provide any comments. The Tree and Landscape Officer was consulted on this application and raised no objections. The SuDS Officer was consulted on this application and raised no objections. 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
)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
| 6
)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 |
|
|---|