| Informative Notes: | | 1
)Reasons for granting
The application site is 16 Borrowdale Avenue, Dunstable. The dwelling is a two storey semi-detached and is surrounded by dwellings of a similar design.
The proposed development would include a two storey side and rear extension.
The two storey side extension would be readily visible within the street scene; however, the two storey rear extension would not be visible within the street scene. The two storey side and rear extension would be set down from the ridgeline of the existing dwelling. In addition, the two storey side extension would be set back from the existing dwelling, achieving the required level of subservience. The scale and design of the development would not have a detrimental impact on the character and appearance of the dwelling and the surrounding area.
In terms of impact on neighbouring amenity, the two storey side extension would be sited some 1.01 metres from the shared boundary with neighbouring dwelling No. 18 Borrowdale Avenue. It is acknowledged that the proposal would include an additional window which would serve the en-suite area. Plan number: 174/23/101 Rev: A show the en-suite and landing area windows would be obscure-glazed, a condition has been attached to the application to ensure the 2 x windows on the first floor side elevation are obscure glazed. As such, due to the separation from the shared boundary, the scale and the design of the two storey side extension, there is considered to be no unacceptable impacts on the occupants at No. 18, in terms of loss of privacy, outlook light or the causing of an overbearing impact.
No. 14 Borrowdale Avenue would be screened from the two storey side extension by existing built form of the host dwelling. It is therefore considered that the proposed development would not have a material impact on the residential amenities of No. 14.
The two storey rear extension would be sited off the boundary with neighbouring dwelling No. 18 Borrowdale Avenue by some 1.01 metres. As such, given the proposal being set off the shared side boundary with No. 18, the scale and design of the proposal it is not considered that the proposal would result in any adverse impact to the amenities of the occupants at No. 18. In terms of No. 14 Borrowdale Avenue, the ground floor element of the extension would be sited adjacent to the shared boundary and the first floor would be sited some 1.5 metres from the shared side boundary with No. 14. The proposal would partially fail the 45 degree guidance when assessing the impact of the proposal on light to neighbouring properties. It would marginally fail the vertical line, but would pass on the horizontal. Given this it is considered that there may be some loss of light to the patio doors of the neighbouring property. However, it is not considered that this would warrant refusal of the application, given that a similar single storey rear extension could be constructed under permitted development, which would also fail the 45 degree guidance.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The Highways Officer was consulted on the application and highlighted that parking spaces should be 2.5m x 5.0m. The proposed parking plan denotes 3 x 2.5m x 5m parking spaces and the applicant has proposed to widen the existing crossover. A condition has been applied to this application, ensuring the parking layout shown on drawing no. 174/23/100 Rev: C shall be completed in strict accordance with the approved plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policy HQ1 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. Moreover, subject to the approved parking plan being implemented, the proposal would be in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan.Reasons for granting
The application site is 16 Borrowdale Avenue, Dunstable. The dwelling is a two storey semi-detached and is surrounded by dwellings of a similar design.
The proposed development would include a two storey side and rear extension.
The two storey side extension would be readily visible within the street scene; however, the two storey rear extension would not be visible within the street scene. The two storey side and rear extension would be set down from the ridgeline of the existing dwelling. In addition, the two storey side extension would be set back from the existing dwelling, achieving the required level of subservience. The scale and design of the development would not have a detrimental impact on the character and appearance of the dwelling and the surrounding area.
In terms of impact on neighbouring amenity, the two storey side extension would be sited some 1.01 metres from the shared boundary with neighbouring dwelling No. 18 Borrowdale Avenue. It is acknowledged that the proposal would include an additional window which would serve the en-suite area. Plan number: 174/23/101 Rev: A show the en-suite and landing area windows would be obscure-glazed, a condition has been attached to the application to ensure the 2 x windows on the first floor side elevation are obscure glazed. As such, due to the separation from the shared boundary, the scale and the design of the two storey side extension, there is considered to be no unacceptable impacts on the occupants at No. 18, in terms of loss of privacy, outlook light or the causing of an overbearing impact.
No. 14 Borrowdale Avenue would be screened from the two storey side extension by existing built form of the host dwelling. It is therefore considered that the proposed development would not have a material impact on the residential amenities of No. 14.
The two storey rear extension would be sited off the boundary with neighbouring dwelling No. 18 Borrowdale Avenue by some 1.01 metres. As such, given the proposal being set off the shared side boundary with No. 18, the scale and design of the proposal it is not considered that the proposal would result in any adverse impact to the amenities of the occupants at No. 18. In terms of No. 14 Borrowdale Avenue, the ground floor element of the extension would be sited adjacent to the shared boundary and the first floor would be sited some 1.5 metres from the shared side boundary with No. 14. The proposal would partially fail the 45 degree guidance when assessing the impact of the proposal on light to neighbouring properties. It would marginally fail the vertical line, but would pass on the horizontal. Given this it is considered that there may be some loss of light to the patio doors of the neighbouring property. However, it is not considered that this would warrant refusal of the application, given that a similar single storey rear extension could be constructed under permitted development, which would also fail the 45 degree guidance.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The Highways Officer was consulted on the application and highlighted that parking spaces should be 2.5m x 5.0m. The proposed parking plan denotes 3 x 2.5m x 5m parking spaces and the applicant has proposed to widen the existing crossover. A condition has been applied to this application, ensuring the parking layout shown on drawing no. 174/23/100 Rev: C shall be completed in strict accordance with the approved plan.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policy HQ1 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. Moreover, subject to the approved parking plan being implemented, the proposal would be in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan. |
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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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)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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)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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