| Informative Notes: | | 1
)Reasons for granting
The application site is a semi-detached dwelling known as No. 31 Norcott Close in Dunstable. The proposal is for retrospective planning permission for the increase in height and conversion of existing garage into habitable room. Drawing number: 02 / 03 show part of the garage space is to be converted to facilitate a nail clinic. The only employee that would be working in the nail clinic is the applicant.
The proposed development would not be visible within the street scene. The modest scale and siting 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 dwellings, the development would be sited some 3.9 metres from the shared boundary with No. 29 Norcott Close and some 7.9 metres from the building line of No. 29 Norcott Close. The proposal would also be sited adjacent to the shared boundary with No. 33 Norcott Close and would be sited some 6.2 metres from the building line of this neighbouring property. The garage height towards the front elevation would be increased further by some 0.3 metres, given the modest height increase it is not considered that this aspect of the proposal would have a detrimental impact to these neighbours.
Furthermore, the nature of the business itself is such that the carrying out of a nail clinic does not result in excessive noise or disturbance. The proposed business opening hours would be from 9am to 3pm and shall not be open to the public except between Monday to Saturday 9:00am to 3:00pm and not all Sundays and Bank Holidays. It is considered that these opening hours would be unlikely to cause a residential disturbance. A condition would be required to ensure the business opening hours of the nail clinic are adhered to. On balance given the distance from the building line of nearby neighbouring dwellings and the nature of the business, it is not considered that the proposal would result in unacceptable impacts to neighbouring amenities of numbers: 29 and 33 Norcott Close.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of parking and access, the existing host dwelling is a 3 bedroom dwellinghouse. There is considered to be sufficient parking available on site to serve the host dwelling and nail clinic.
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), Policies T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting
The application site is a semi-detached dwelling known as No. 31 Norcott Close in Dunstable. The proposal is for retrospective planning permission for the increase in height and conversion of existing garage into habitable room. Drawing number: 02 / 03 show part of the garage space is to be converted to facilitate a nail clinic. The only employee that would be working in the nail clinic is the applicant.
The proposed development would not be visible within the street scene. The modest scale and siting 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 dwellings, the development would be sited some 3.9 metres from the shared boundary with No. 29 Norcott Close and some 7.9 metres from the building line of No. 29 Norcott Close. The proposal would also be sited adjacent to the shared boundary with No. 33 Norcott Close and would be sited some 6.2 metres from the building line of this neighbouring property. The garage height towards the front elevation would be increased further by some 0.3 metres, given the modest height increase it is not considered that this aspect of the proposal would have a detrimental impact to these neighbours.
Furthermore, the nature of the business itself is such that the carrying out of a nail clinic does not result in excessive noise or disturbance. The proposed business opening hours would be from 9am to 3pm and shall not be open to the public except between Monday to Saturday 9:00am to 3:00pm and not all Sundays and Bank Holidays. It is considered that these opening hours would be unlikely to cause a residential disturbance. A condition would be required to ensure the business opening hours of the nail clinic are adhered to. On balance given the distance from the building line of nearby neighbouring dwellings and the nature of the business, it is not considered that the proposal would result in unacceptable impacts to neighbouring amenities of numbers: 29 and 33 Norcott Close.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of parking and access, the existing host dwelling is a 3 bedroom dwellinghouse. There is considered to be sufficient parking available on site to serve the host dwelling and nail clinic.
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), Policies T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 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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)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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