Planning – Application Comments

I am writing to object to the above planning applications. Please note that I have tried to submit my comments through the council's online portal but received the following message: The specified URL cannot be found.

I believe that planning permission should not be granted to the proposal due to the following considerations:

- As neighbours we will suffer a loss of outlook as the proposed extension will be very close to our fence (3 Park Road), looming above it and running along it for a distance of what appears from the plans to be about 15 metres.

- The proposed design is out of scale when compared to the current dwelling on the site. The proposed extension is approximately twice as large as the current dwelling. Whereas the current dwelling sits approximately 10 metres from the our boundary, the proposed new building would sit virtually on the boundary with 3 Park Road and would greatly increase the density of buildings in the immediate area.

- The proposed design is out of character with the surrounding buildings, with regard to the finish, particularly when taking into account that the original building is listed, and that the whole site is within a conservation area. The current dwelling has a thatched roof with white render and timber walls, whereas the proposed new building will have timber cladding and clay tiles. This proposed extension will not preserve or enhance the Conservation Area.

- The proposed extension will spoil the views in and out of the setting of this listed building and be harmful of the area's special quality.

- Pre-application advice as detailed on the Householder Application for Planning Permission for works or extension to a dwelling; Listed Building Consent for alterations, extension or demolition of a listed building dated 28th April 2024 states that: "Based on the reasons outlined above, in principle, demolition of the existing flat roofed extension, shed, kennels and greenhouse, and extending the existing cottage in a similar manner to that which has been proposed within this preapplication may be supported subject to the extension appearing subservient to the existing cottage?" The plans make it clear that that the extension is not subservient to the existing cottage as it is approximately twice as big as the existing cottage, so that the resulting building, comprising the original cottage and the extension, will be three times the size of the current building.

- Bedford Borough Council's design guidance (Residential Extensions, New Dwellings & Small Infill Developments, January 2000 'the Guidance') states that the Council will "consider how well the proposal will fit into the character of the street or setting and whether it reinforces the existing sense of place. There is a strong need for building work to reflect local distinctiveness, not just in terms of buildings but also the existing patterns of external space and landscape." This proposal does not fit into the character of the setting as it increases the density of the buildings, adversely affects outlook and the finish does not reflect local distinctiveness.

- In particular the Guidance states that "the spaces between existing buildings are key elements that give an area its character. Development should be in character with ? the pattern, spacing and size of other gardens nearby." The pattern of nearby houses and gardens is of detached houses that sit within their own plots and notably does not include dwellings that sit right next to the boundary of neighbouring dwellings.

- The Guidance includes a Design Code for Extensions that states that "Large extensions can have a harmful effect on the character of a rural area by introducing a building that is almost a new dwelling, because of its size, or because the design is out of character. Proposals should take account of the size, scale and character of the original building and the need to protect the rural character." This proposal, because of its size and scale is almost like a new dwelling and therefore is out of character.

- The proposed extension does not comply with the following parts of The Design Code for Extensions contained within the Guidance:

- E1 (basic shape and scale) - with the extension the whole dwelling will be of a much larger scale than the original cottage,

- E2 (detailed character) - the plans do not reflect the existing building in terms of roofscape, details and materials,

- E3 (space around the building) - the proposal erodes the general character of the setting, particularly as the extension extends for approximately 15 metres along the boundary. Section E3 states that "where existing properties are widely spaced the distance of extensions from the boundary should be increased appropriately to reflect the character of the area" but the proposed development does not take this into account. Section E3 goes on to state that "Cramped, out of character extensions ? will not be approved."

- E7 (overbearing) - the extension will have an overbearing effect on the neighbouring property at 3 Park Road as it will be so close to the boundary and visible above the existing fence.