| Informative Notes: | | 1
)Reasons for granting:
The application site comprises of a two-storey, semi-detached dwellinghouse in Dunstable. 39 Spinney Crescent is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The application seeks planning permission for the demolition of an outer store building and erection of single storey side extension.
The proposed single storey side extension would protrude forward of the northeastern side elevation of the dwellinghouse and would be readily visible to the streetscene. There appears to be an existing pattern of single storey side and front extensions on Spinney Crescent. Notably, No.11 Spinney Crescent benefits from a flat roof, single storey side extension and No.17 benefits from a single storey front and side extension. Therefore, it is not considered that the proposal would be out of keeping with the existing grain of development.
The proposal is of a modest, single storey design which is proportionate to the existing dwellinghouse and harmonises with its existing built form. The proposal would be finished in white render which would not match the existing brickwork of the property. However, it is acknowledged that the use of render is also evident within the streetscene. Therefore, it is not considered that the proposed extension would have a detrimental impact on the character and appearance of the area.
The application site is shares a boundary with No.41 Spinney Crescent and forms a semi-detached pair with No.37 Spinney Crescent. Due to the scale, design and siting of the proposed side extension (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposal would not result in an unacceptable loss of light, overbearing impact and loss of privacy to these neighbouring properties.
The proposal, due to its siting and positioning of windows (having regard to adequate separation distances contained within the design guidance), would not give rise to any overlooking concerns.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
Dunstable Town Council were consulted on this application and have raised no objection. Natural England were also consulted on this application but no comments were received.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Parking Standards for New Developments Supplementary Planning Document and the Central Bedfordshire Design Guide.Reasons for granting:
The application site comprises of a two-storey, semi-detached dwellinghouse in Dunstable. 39 Spinney Crescent is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The application seeks planning permission for the demolition of an outer store building and erection of single storey side extension.
The proposed single storey side extension would protrude forward of the northeastern side elevation of the dwellinghouse and would be readily visible to the streetscene. There appears to be an existing pattern of single storey side and front extensions on Spinney Crescent. Notably, No.11 Spinney Crescent benefits from a flat roof, single storey side extension and No.17 benefits from a single storey front and side extension. Therefore, it is not considered that the proposal would be out of keeping with the existing grain of development.
The proposal is of a modest, single storey design which is proportionate to the existing dwellinghouse and harmonises with its existing built form. The proposal would be finished in white render which would not match the existing brickwork of the property. However, it is acknowledged that the use of render is also evident within the streetscene. Therefore, it is not considered that the proposed extension would have a detrimental impact on the character and appearance of the area.
The application site is shares a boundary with No.41 Spinney Crescent and forms a semi-detached pair with No.37 Spinney Crescent. Due to the scale, design and siting of the proposed side extension (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposal would not result in an unacceptable loss of light, overbearing impact and loss of privacy to these neighbouring properties.
The proposal, due to its siting and positioning of windows (having regard to adequate separation distances contained within the design guidance), would not give rise to any overlooking concerns.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
Dunstable Town Council were consulted on this application and have raised no objection. Natural England were also consulted on this application but no comments were received.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Parking Standards for New Developments Supplementary Planning Document and the Central Bedfordshire Design Guide. |
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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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