| Informative Notes: | | 1
)Reasons for Granting:
The application site is 2 Leopold Road, Linslade. The host dwelling is a semi-detached dwelling and is surrounded by dwellings that are similar in scale and design.
The proposed development would include the erection of a detached single storey garden room which would replace the existing outbuilding at the site.
With regards to character and appearance, the proposed detached garden room would be sited to the rear of the host dwelling and as such would not be visible within the streetscene. In terms of the design of the proposed development, it is considered that its overall scale and projection would not result in an overly dominant addition to the application site and as such would not give rise to a significant harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposal would be adequately separated from the built form that serves Numbers: 29, 31 and 33 Soulbury Road. As such, the proposal would not give rise to a significant loss of light, loss of privacy, overbearingness, overlooking or loss of outlook concerns to the occupants at these properties. In terms of Numbers: 35 and 37 Soulbury Road the proposal would be sited some 0.9 metres from the shared boundary of these neighbours and there would be a further separation distance from the nearest built form of these neighbours. Therefore, the proposal would not give rise to a detrimental harm to the amenities of the occupants at 35 and 37 Soulbury Road. To the side / rear of the site is No. 43 Mowbray Drive. The proposal would be sited 0.5 metres from this neighbours boundary and there would be a further separation distance from the built form that serves this neighbour. Therefore, given the proposal being set off the boundary with No. 43 and the further separation distance from the proposal and this neighbours built form it is not considered that the proposal would give rise to a detrimental harm to the amenities of the occupants at this property. In terms of No. 4 Leopold Road the proposal would be marginally set off the shared boundary with this neighbour. However, there would be a separation distance from the proposed development and this neighbours built form of some 17.2 metres. Therefore, having regard to the separation distance it is considered on balance that the proposal would not give rise to a detrimental harm to the amenities of the occupants at this property.
The Council's Tree and Landscape Officer was consulted and highlighted that the loss of the existing trees (T4, T5 and T6) is regrettable, but the Council's Tree and Landscape Officer noted it has to be accepted that the three specimens are not strategically located that would otherwise serve to screen the new building. Therefore, on this basis the Council's Tree and Landscape Officer raised that there are insufficient reasons to raise an objection to the application on arboricultural grounds. In terms of a landscape condition, as the application falls under householder development and considering the scale of development proposed it would be unreasonable to include a landscape condition.
The Council's Sustainable Drainage (SuDs) Officer was consulted and highlighted that the proposal is a minor development in flood zone 1 with a high surface water flood risk. The Council's SuDs Officer went onto say that the building is not to be used as a sleeping area. A condition has been appended to the application to ensure that the detached garden room is used for purposes incidental to the host dwelling. The Council's SuDs Officer highlighted that access to the watercourse should be maintained as riparian responsibilities require the management of the watercourse. This has been included as an informative note to the application.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
With regards to parking, on the basis of the scale and nature of the development, adequate parking has been retained. The development does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representation were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Policy DP3 of the NPPF.Reasons for Granting:
The application site is 2 Leopold Road, Linslade. The host dwelling is a semi-detached dwelling and is surrounded by dwellings that are similar in scale and design.
The proposed development would include the erection of a detached single storey garden room which would replace the existing outbuilding at the site.
With regards to character and appearance, the proposed detached garden room would be sited to the rear of the host dwelling and as such would not be visible within the streetscene. In terms of the design of the proposed development, it is considered that its overall scale and projection would not result in an overly dominant addition to the application site and as such would not give rise to a significant harm to the character and appearance of the area.
In terms of impact on neighbouring amenity, the proposal would be adequately separated from the built form that serves Numbers: 29, 31 and 33 Soulbury Road. As such, the proposal would not give rise to a significant loss of light, loss of privacy, overbearingness, overlooking or loss of outlook concerns to the occupants at these properties. In terms of Numbers: 35 and 37 Soulbury Road the proposal would be sited some 0.9 metres from the shared boundary of these neighbours and there would be a further separation distance from the nearest built form of these neighbours. Therefore, the proposal would not give rise to a detrimental harm to the amenities of the occupants at 35 and 37 Soulbury Road. To the side / rear of the site is No. 43 Mowbray Drive. The proposal would be sited 0.5 metres from this neighbours boundary and there would be a further separation distance from the built form that serves this neighbour. Therefore, given the proposal being set off the boundary with No. 43 and the further separation distance from the proposal and this neighbours built form it is not considered that the proposal would give rise to a detrimental harm to the amenities of the occupants at this property. In terms of No. 4 Leopold Road the proposal would be marginally set off the shared boundary with this neighbour. However, there would be a separation distance from the proposed development and this neighbours built form of some 17.2 metres. Therefore, having regard to the separation distance it is considered on balance that the proposal would not give rise to a detrimental harm to the amenities of the occupants at this property.
The Council's Tree and Landscape Officer was consulted and highlighted that the loss of the existing trees (T4, T5 and T6) is regrettable, but the Council's Tree and Landscape Officer noted it has to be accepted that the three specimens are not strategically located that would otherwise serve to screen the new building. Therefore, on this basis the Council's Tree and Landscape Officer raised that there are insufficient reasons to raise an objection to the application on arboricultural grounds. In terms of a landscape condition, as the application falls under householder development and considering the scale of development proposed it would be unreasonable to include a landscape condition.
The Council's Sustainable Drainage (SuDs) Officer was consulted and highlighted that the proposal is a minor development in flood zone 1 with a high surface water flood risk. The Council's SuDs Officer went onto say that the building is not to be used as a sleeping area. A condition has been appended to the application to ensure that the detached garden room is used for purposes incidental to the host dwelling. The Council's SuDs Officer highlighted that access to the watercourse should be maintained as riparian responsibilities require the management of the watercourse. This has been included as an informative note to the application.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
With regards to parking, on the basis of the scale and nature of the development, adequate parking has been retained. The development does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
The application was subject to public consultation and no representation were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Policy DP3 of the 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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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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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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)The applicant is reminded that access to the watercourse should be maintained as riparian responsibilities require the management of the watercourse.The applicant is reminded that access to the watercourse should be maintained as riparian responsibilities require the management of the watercourse. |
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