| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, semi-detached dwelling located to the southwest side of Lower Shelton Road, Marston Moreteyne. No. 111 is constructed of brickwork, featuring off-white, render with a tiled gable roof and a two-storey gable rear projection. The proposal includes the erection of a single storey side/rear extension, this would have a maximum depth of 6.9 metres, a maximum width of 3.7 metres, a height to the eaves of 2.4 metres and a maximum hipped roof height of 3.2 metres. The overall footprint of the property would increase by some 8.7 square metres.
Lower Shelton Road is characterised by detached and semi-detached dwellings of varied age and design. Rear and side 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. The proposed extension would be sited to the rear of the property and would sit partially within the footprint of an existing rear extension and hard standing. On the basis of design and scale, the proposal would form a proportionate addition to the existing dwellinghouse which would be constructed of materials to match that of the host dwelling and as such, it is not considered that the proposal would have a 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. 109 and No. 113 Lower Shelton Road. In terms of neighbouring amenity, to the southeast, the proposed rear extension would be sited adjacent to the shared boundary with No. 109 and would not surpass the rear projection of this property, remaining entirely screened by the existing built form at this neighbouring dwelling. Given this relationship and the modest height of the proposed eaves, the proposed extension is not considered to give rise to any loss of light or overbearing impact on this neighbouring dwelling.
To the northwest, the proposal would be set some 2.8 metres from the shared boundary with No.113 and a further 2.4 metres from the built form at this neighbouring dwelling. Given this separation distance and the modest height of the proposed eaves, it is not considered that the proposal would give rise to any overbearing impact or loss of light to this neighbouring dwelling. The proposal includes the installation of two widows and a door to the northwest elevation facing this neighbouring dwelling. It is noted that there is an existing degree of mutual overlooking between the properties, with views from 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 proposal also includes the addition of rooflights to the northwest roof slope of the extension, these would be upward facing and therefore there would be no material impact on neighbouring residential amenity in terms of overlooking or loss of privacy.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. The development 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.
Marston Moreteyne Town Council were consulted on this application and did not provide any comments. The Archeological Officer was consulted on this application and raised no comments. Ecology were 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 two-storey, semi-detached dwelling located to the southwest side of Lower Shelton Road, Marston Moreteyne. No. 111 is constructed of brickwork, featuring off-white, render with a tiled gable roof and a two-storey gable rear projection. The proposal includes the erection of a single storey side/rear extension, this would have a maximum depth of 6.9 metres, a maximum width of 3.7 metres, a height to the eaves of 2.4 metres and a maximum hipped roof height of 3.2 metres. The overall footprint of the property would increase by some 8.7 square metres.
Lower Shelton Road is characterised by detached and semi-detached dwellings of varied age and design. Rear and side 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. The proposed extension would be sited to the rear of the property and would sit partially within the footprint of an existing rear extension and hard standing. On the basis of design and scale, the proposal would form a proportionate addition to the existing dwellinghouse which would be constructed of materials to match that of the host dwelling and as such, it is not considered that the proposal would have a 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. 109 and No. 113 Lower Shelton Road. In terms of neighbouring amenity, to the southeast, the proposed rear extension would be sited adjacent to the shared boundary with No. 109 and would not surpass the rear projection of this property, remaining entirely screened by the existing built form at this neighbouring dwelling. Given this relationship and the modest height of the proposed eaves, the proposed extension is not considered to give rise to any loss of light or overbearing impact on this neighbouring dwelling.
To the northwest, the proposal would be set some 2.8 metres from the shared boundary with No.113 and a further 2.4 metres from the built form at this neighbouring dwelling. Given this separation distance and the modest height of the proposed eaves, it is not considered that the proposal would give rise to any overbearing impact or loss of light to this neighbouring dwelling. The proposal includes the installation of two widows and a door to the northwest elevation facing this neighbouring dwelling. It is noted that there is an existing degree of mutual overlooking between the properties, with views from 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 proposal also includes the addition of rooflights to the northwest roof slope of the extension, these would be upward facing and therefore there would be no material impact on neighbouring residential amenity in terms of overlooking or loss of privacy.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. The development 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.
Marston Moreteyne Town Council were consulted on this application and did not provide any comments. The Archeological Officer was consulted on this application and raised no comments. Ecology were 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). |
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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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