| Informative Notes: | | 1
)Reasons for Granting:
The application site comprises a detached, two-storey dwelling located to the south of Parmiter Way, Ampthill. No. 16 is constructed of buff brickwork featuring white render and a tiled gable roof. The property currently benefits from an attached double garage to the east of the site. The proposal consists of the erection of a single-storey side/rear extension with a rooflight, and a partial garage conversion with alterations to fenestration on the rear elevation. The proposed garage conversion would not result in any increase in built form. The proposed extension would have a depth of 2.4 metres, a width of 3 metres, a height to the eaves of 2.5 metres and maximum mono-pitched roof height of 3.9 metres. The overall footprint of the property would increase by some 4.4 square metres.
Parmiter Way is characterised by two-storey detached dwellings of varied age and design, with a variety of frontages evident within the streetscene. The proposed garage conversion would see the infill of the westernmost garage door with brickwork and the installation of fenestration. These alterations would be considered minor additions to the dwellinghouse which would remain set back from the streetscene by some 10 metres, and would be constructed of materials to match that of the host dwelling. As such, this aspect of the proposal is not considered to give rise to any detrimental impact on the character and appearance of the area.
The proposed extension would be confined to the rear of the application site, and would form an infill between the rear elevation of the converted garage and east elevation of the existing dwelling. Rear projections to other properties across the streetscene are noted and therefore the proposal would not be at odds with the existing pattern or grain of development. Furthermore, this addition would be sited on existing hardstanding and would be constructed of materials to match that of the host dwelling. Therefore, the proposal is not considered to have any significant impact on the character and appearance of the dwellinghouse or wider area.
To the rear elevation, the proposed fenestration changes would constitute a minor alteration to the property, which would be confined to the rear of the site and therefore would have no material impact on the character and appearance of the host dwelling or wider area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be adjoining properties No. 14 and No. 18 Parmiter Way, and No. 6, No. 7 and No. 8 Morris Gardens to the rear. In terms of neighbouring amenity, the proposed garage conversion would not result in any increase in built form and as such would not result in any overbearing impacts or loss of light to neighbouring dwellings. The proposal includes the installation of fenestration to the front elevation, this would face onto Parmiter Way and would not provide views into any private amenity space.
No. 14 Parmiter Way would be sited some 9 metres from the proposed extension, and would remain entirely screened from the works by the existing built form at the site, and as such the proposal would not result in any adverse impacts on the amenity of this neighbouring dwelling.
To the east, the proposed rear/side extension would remain sited approximately 3.8 metres from No. 18 Parmiter Way, and would be partially screened from this neighbouring dwelling by the retained garage at the application site. Given this relationship, and the modest scale of the proposal, it would not be considered to give rise to any loss of light or overbearing impact to No. 18.
To the rear, No. 6, No. 7 and No. 8 Morris Gardens would retain a minimum separation distance of 10.6 metres from the proposed extension and new fenestration. By virtue of this separation distance, the modest scale of the proposal, and single-storey level of the proposed fenestration, the development is not considered to give rise to any detrimental impacts on the amenity of these neighbouring dwellings.
The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. The works include the conversion of a single garage into habitable living space, and therefore represents the loss of one off-street parking space. The existing dwelling is a four bedroom dwelling, and as demonstrated on drawing number SPENCER/40P/SK(A)26A there are sufficient parking arrangements for three off-street parking spaces at the site, and as such adequate parking has been retained in line with the Parking Standards SPD.
Ampthill Town Council 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 Chapter 14 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site comprises a detached, two-storey dwelling located to the south of Parmiter Way, Ampthill. No. 16 is constructed of buff brickwork featuring white render and a tiled gable roof. The property currently benefits from an attached double garage to the east of the site. The proposal consists of the erection of a single-storey side/rear extension with a rooflight, and a partial garage conversion with alterations to fenestration on the rear elevation. The proposed garage conversion would not result in any increase in built form. The proposed extension would have a depth of 2.4 metres, a width of 3 metres, a height to the eaves of 2.5 metres and maximum mono-pitched roof height of 3.9 metres. The overall footprint of the property would increase by some 4.4 square metres.
Parmiter Way is characterised by two-storey detached dwellings of varied age and design, with a variety of frontages evident within the streetscene. The proposed garage conversion would see the infill of the westernmost garage door with brickwork and the installation of fenestration. These alterations would be considered minor additions to the dwellinghouse which would remain set back from the streetscene by some 10 metres, and would be constructed of materials to match that of the host dwelling. As such, this aspect of the proposal is not considered to give rise to any detrimental impact on the character and appearance of the area.
The proposed extension would be confined to the rear of the application site, and would form an infill between the rear elevation of the converted garage and east elevation of the existing dwelling. Rear projections to other properties across the streetscene are noted and therefore the proposal would not be at odds with the existing pattern or grain of development. Furthermore, this addition would be sited on existing hardstanding and would be constructed of materials to match that of the host dwelling. Therefore, the proposal is not considered to have any significant impact on the character and appearance of the dwellinghouse or wider area.
To the rear elevation, the proposed fenestration changes would constitute a minor alteration to the property, which would be confined to the rear of the site and therefore would have no material impact on the character and appearance of the host dwelling or wider area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be adjoining properties No. 14 and No. 18 Parmiter Way, and No. 6, No. 7 and No. 8 Morris Gardens to the rear. In terms of neighbouring amenity, the proposed garage conversion would not result in any increase in built form and as such would not result in any overbearing impacts or loss of light to neighbouring dwellings. The proposal includes the installation of fenestration to the front elevation, this would face onto Parmiter Way and would not provide views into any private amenity space.
No. 14 Parmiter Way would be sited some 9 metres from the proposed extension, and would remain entirely screened from the works by the existing built form at the site, and as such the proposal would not result in any adverse impacts on the amenity of this neighbouring dwelling.
To the east, the proposed rear/side extension would remain sited approximately 3.8 metres from No. 18 Parmiter Way, and would be partially screened from this neighbouring dwelling by the retained garage at the application site. Given this relationship, and the modest scale of the proposal, it would not be considered to give rise to any loss of light or overbearing impact to No. 18.
To the rear, No. 6, No. 7 and No. 8 Morris Gardens would retain a minimum separation distance of 10.6 metres from the proposed extension and new fenestration. By virtue of this separation distance, the modest scale of the proposal, and single-storey level of the proposed fenestration, the development is not considered to give rise to any detrimental impacts on the amenity of these neighbouring dwellings.
The proposal does not create any additional bedrooms and therefore would not be required to demonstrate further onsite parking. The works include the conversion of a single garage into habitable living space, and therefore represents the loss of one off-street parking space. The existing dwelling is a four bedroom dwelling, and as demonstrated on drawing number SPENCER/40P/SK(A)26A there are sufficient parking arrangements for three off-street parking spaces at the site, and as such adequate parking has been retained in line with the Parking Standards SPD.
Ampthill Town Council 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 Chapter 14 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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