| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, detached dwelling located to the north side of Pennine Rise, Flitwick. No. 2 is constructed of buff brickwork with a tiled hipped roof and currently benefits from a single-storey side extension to the west elevation. The proposal includes the erection of a first-floor side extension and single-storey rear extension. The proposed side extension would sit above the existing single-storey side extension to the west elevation and would have a depth of 7.5 metres and a width of 3 metres. When combined with the existing side extension, this would have a height to the eaves of 5.1 metres and an overall hipped roof height to 7 metres. The proposed rear extension would have a depth of 3 metres, a width of 6.5 metres, a height to the eaves of 2.6 metres and a maximum mono-pitched roof height of some 3.7 metres. The overall footprint of the property would increase by some 19.5 metres.
Pennine Rise is characterised by detached and semi-detached dwellings of varied design. Given the corner plot location of the property, the proposed rear extension would be readily visible from the streetscene of Pennine Rise. Side and 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. By virtue of its scale and siting, the proposed rear extension would form a proportionate addition to the existing dwelling house which would be sited entirely within the footprint of existing hardstanding.
To the west elevation, the proposed first-storey side extension would sit above the existing single-storey side extension and would retain its current footprint. Furthermore, this addition would remain set down some 0.3 metres from the ridge height, would be set back some 2.3 metres from the principal elevation of the host dwelling and would retain a minimum 1 metre distance from the site boundary to the west. Given this, the first-storey addition would remain a subservient and proportionate addition to the main dwelling. Moreover both additions would be constructed of materials to match that of the host dwelling and as such, it is not considered that the proposed works would give rise to 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. 4 Pennine Rise, and No. 4 and No. 5 Cotswold Place. In terms of neighbouring amenity, to the west, No. 4 Pennine Rise would be sited some 4.3 metres from the proposed first-storey side extension. Owing to the staggered relationship of these neighbouring dwellings, the proposal remains set back from No. 4 and as such the proposal does not align with the built form of the application site. Given relationship it is not considered that the proposed side extension or rear extension would give rise to any overbearing impacts or loss of light to this neighbouring dwelling. Furthermore, the proposal does not include the installation of any windows facing this neighbour and as such would not result in any unacceptable overlooking or loss of privacy.
To the northwest, No. 5 Cotswold Place would be sited some 13 metres form the proposal and No. 4 Cotswold Place some 17.3 metres. Given these separation distances it is not considered that the works would result in any impact on the amenity of the occupants of these neighbouring dwellings. The proposal includes the installation of ground floor windows facing these neighbouring dwellings. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor and first-floor at all dwellings and as such, the proposal is not considered to give rise to any unacceptable overlooking or loss of privacy.
The proposal includes the addition of rooflights to both the rear roof slope of the rear extension and east west elevation of the first-storey side extension. These would be upward facing and as such would not provide views into any private amenity areas.
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 three to four. The dwelling currently benefits from a large driveway which would not be altered as a result of the works and could accommodate two off-street parking spaces. Therefore, the site falls short of one further off-street parking space as required by the Parking Standards SPD. The nearby roads do not appear to be part of a controlled parking zone and appear to have ample capacity for safe and sensible parking. It is not considered, on balance, that the development would result in an unacceptable impact upon highway safety in accordance with paragraph 116 of the NPPF, and is therefore acceptable in this regard.
Flitwick Town Council were consulted on this application and did not provide any comments. The Tree and Landscape Officer was consulate 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, detached dwelling located to the north side of Pennine Rise, Flitwick. No. 2 is constructed of buff brickwork with a tiled hipped roof and currently benefits from a single-storey side extension to the west elevation. The proposal includes the erection of a first-floor side extension and single-storey rear extension. The proposed side extension would sit above the existing single-storey side extension to the west elevation and would have a depth of 7.5 metres and a width of 3 metres. When combined with the existing side extension, this would have a height to the eaves of 5.1 metres and an overall hipped roof height to 7 metres. The proposed rear extension would have a depth of 3 metres, a width of 6.5 metres, a height to the eaves of 2.6 metres and a maximum mono-pitched roof height of some 3.7 metres. The overall footprint of the property would increase by some 19.5 metres.
Pennine Rise is characterised by detached and semi-detached dwellings of varied design. Given the corner plot location of the property, the proposed rear extension would be readily visible from the streetscene of Pennine Rise. Side and 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. By virtue of its scale and siting, the proposed rear extension would form a proportionate addition to the existing dwelling house which would be sited entirely within the footprint of existing hardstanding.
To the west elevation, the proposed first-storey side extension would sit above the existing single-storey side extension and would retain its current footprint. Furthermore, this addition would remain set down some 0.3 metres from the ridge height, would be set back some 2.3 metres from the principal elevation of the host dwelling and would retain a minimum 1 metre distance from the site boundary to the west. Given this, the first-storey addition would remain a subservient and proportionate addition to the main dwelling. Moreover both additions would be constructed of materials to match that of the host dwelling and as such, it is not considered that the proposed works would give rise to 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. 4 Pennine Rise, and No. 4 and No. 5 Cotswold Place. In terms of neighbouring amenity, to the west, No. 4 Pennine Rise would be sited some 4.3 metres from the proposed first-storey side extension. Owing to the staggered relationship of these neighbouring dwellings, the proposal remains set back from No. 4 and as such the proposal does not align with the built form of the application site. Given relationship it is not considered that the proposed side extension or rear extension would give rise to any overbearing impacts or loss of light to this neighbouring dwelling. Furthermore, the proposal does not include the installation of any windows facing this neighbour and as such would not result in any unacceptable overlooking or loss of privacy.
To the northwest, No. 5 Cotswold Place would be sited some 13 metres form the proposal and No. 4 Cotswold Place some 17.3 metres. Given these separation distances it is not considered that the works would result in any impact on the amenity of the occupants of these neighbouring dwellings. The proposal includes the installation of ground floor windows facing these neighbouring dwellings. It is noted that there is an existing degree of mutual overlooking between the properties, with views from the both the ground floor and first-floor at all dwellings and as such, the proposal is not considered to give rise to any unacceptable overlooking or loss of privacy.
The proposal includes the addition of rooflights to both the rear roof slope of the rear extension and east west elevation of the first-storey side extension. These would be upward facing and as such would not provide views into any private amenity areas.
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 three to four. The dwelling currently benefits from a large driveway which would not be altered as a result of the works and could accommodate two off-street parking spaces. Therefore, the site falls short of one further off-street parking space as required by the Parking Standards SPD. The nearby roads do not appear to be part of a controlled parking zone and appear to have ample capacity for safe and sensible parking. It is not considered, on balance, that the development would result in an unacceptable impact upon highway safety in accordance with paragraph 116 of the NPPF, and is therefore acceptable in this regard.
Flitwick Town Council were consulted on this application and did not provide any comments. The Tree and Landscape Officer was consulate 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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