| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, end-of-terrace dwelling located to the southeast side of The Avenue, Flitwick. No. 30 is constructed of brickwork with a tiled hipped roof and currently benefits from a conservatory to the rear. The proposal includes the demolition of existing conservatory and erection of single-storey orangey-style rear extension, this would have a depth of 4 metres, a width of 7.9 metres, and a flat roof height to a maximum of 3 metres. The overall footprint of the property would increase by some 23.2 square metres.
The Avenue is characterised by terraced and semi-detached dwellings of varied age and design. Rear 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 conservatory and hardstanding. 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. 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. 32 and No. 28 The Avenue, and No. 1 and No. 3 Easton Road. In terms of neighbouring amenity, to the west, the proposed rear extension would be sited adjacent to the shared boundary with No. 28 The Avenue and would surpass the rear projection of this property by some 4 metres. Given the existing conservatory sited on the shared boundary with this neighbouring dwelling and the modest height of the proposed eaves, it is not considered that the proposed rear extension would give rise to any unacceptable loss of light or overbearing impact on this neighbouring property.
To the northeast, the proposal would be separated some 5 metres from No. 32 The Avenue and would be partially screened by existing built form at this neighbouring property. Given this separation distance and screening, it is not considered that the works would give rise to any impacts on the amenity of this neighbouring dwelling. The proposal includes the installation of a window to the north elevation of the rear extension facing this neighbour, due to the maintained separation distance and presence of the existing built form between the properties, it is not considered that this will give rise to any unacceptable overlooking or loss of privacy.
To the rear,the proposed development would be sited a minimum of 22.3 metres from No. 1 and No. 3 Easton Road, given this separation distance, it is not considered that the proposal would result in any impacts on the amenity of these neighbouring dwellings.
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.
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 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, end-of-terrace dwelling located to the southeast side of The Avenue, Flitwick. No. 30 is constructed of brickwork with a tiled hipped roof and currently benefits from a conservatory to the rear. The proposal includes the demolition of existing conservatory and erection of single-storey orangey-style rear extension, this would have a depth of 4 metres, a width of 7.9 metres, and a flat roof height to a maximum of 3 metres. The overall footprint of the property would increase by some 23.2 square metres.
The Avenue is characterised by terraced and semi-detached dwellings of varied age and design. Rear 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 conservatory and hardstanding. 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. 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. 32 and No. 28 The Avenue, and No. 1 and No. 3 Easton Road. In terms of neighbouring amenity, to the west, the proposed rear extension would be sited adjacent to the shared boundary with No. 28 The Avenue and would surpass the rear projection of this property by some 4 metres. Given the existing conservatory sited on the shared boundary with this neighbouring dwelling and the modest height of the proposed eaves, it is not considered that the proposed rear extension would give rise to any unacceptable loss of light or overbearing impact on this neighbouring property.
To the northeast, the proposal would be separated some 5 metres from No. 32 The Avenue and would be partially screened by existing built form at this neighbouring property. Given this separation distance and screening, it is not considered that the works would give rise to any impacts on the amenity of this neighbouring dwelling. The proposal includes the installation of a window to the north elevation of the rear extension facing this neighbour, due to the maintained separation distance and presence of the existing built form between the properties, it is not considered that this will give rise to any unacceptable overlooking or loss of privacy.
To the rear,the proposed development would be sited a minimum of 22.3 metres from No. 1 and No. 3 Easton Road, given this separation distance, it is not considered that the proposal would result in any impacts on the amenity of these neighbouring dwellings.
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.
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 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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)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. |
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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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