| Informative Notes: | | 1
)Reasons for granting
The application site comprises of a two-storey detached dwellinghouse in Dunstable. 48 Hillyfields is constructed of a mix of brickwork and hung tiles with a hipped and front catslide roof. The dwelling is surrounded by properties of a similar style, scale and design. The application seeks planning permission for the erection of a single storey front extension and front dormer window.
The proposed front dormer window would sit within the front cat slide roof and would be visible to the streetscene. The proposal would match that of neighbouring property No.47 Hillyfields and other surrounding properties such as No.11 and No.12. Therefore, it is considered that the proposed front dormer window would conform with the existing pattern of development.
The proposed front extension would protrude approximately 3.34 metres forward of the principal elevation of the dwellinghouse and would be visible to the streetscene. As part of the original scheme, the proposal included a slight projection (approximately 0.67 metres) with a pitched roof. It was considered that this aspect created a more convoluted roof form which jarred with the existing dwellinghouse and other surrounding properties. Therefore, the proposal was revised during the application to remove this front projection from the extension.
In following our recommendation, the proposed front extension would now be erected on the same building line, retaining the hipped roof form and removing the pitch at the centre of the extension. It is considered that this amendment is a more favourable design which would appear more visually attractive and proportionate to the existing dwellinghouse.
There is an existing pattern of single storey front extensions on Hillyfields, as evidenced by neighbouring property No.47. As such, it is not considered that the proposal would be out of keeping with the existing pattern of development.
The proposed developments would be constructed of materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The application site is situated on a corner plot a shares a boundary with No.47 Hillyfields. Due to their scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposed developments would not result in an unacceptable loss of light, overbearing impact and loss of privacy to this neighbouring property.
The proposed developments, due to their siting and positioning of windows (having regard to adequate separation distances contained within the design guidance), would not give rise to any overlooking concerns.
It is considered that all other neighbouring properties are sufficiently separated from the proposed developments and would not be adversely impacted.
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.
The Tree and Landscape Officer was consulted on this application and stated that the extension will necessitate the partial removal and/or damage of minor garden boundary hedging/shrubbery, but this is of insufficient significance to warrant raising any objection to this proposal. Dunstable Town Council were also consulted on this application and raised no objection. Natural England were consulted 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 SPD and the Central Bedfordshire Design Guide.Reasons for granting
The application site comprises of a two-storey detached dwellinghouse in Dunstable. 48 Hillyfields is constructed of a mix of brickwork and hung tiles with a hipped and front catslide roof. The dwelling is surrounded by properties of a similar style, scale and design. The application seeks planning permission for the erection of a single storey front extension and front dormer window.
The proposed front dormer window would sit within the front cat slide roof and would be visible to the streetscene. The proposal would match that of neighbouring property No.47 Hillyfields and other surrounding properties such as No.11 and No.12. Therefore, it is considered that the proposed front dormer window would conform with the existing pattern of development.
The proposed front extension would protrude approximately 3.34 metres forward of the principal elevation of the dwellinghouse and would be visible to the streetscene. As part of the original scheme, the proposal included a slight projection (approximately 0.67 metres) with a pitched roof. It was considered that this aspect created a more convoluted roof form which jarred with the existing dwellinghouse and other surrounding properties. Therefore, the proposal was revised during the application to remove this front projection from the extension.
In following our recommendation, the proposed front extension would now be erected on the same building line, retaining the hipped roof form and removing the pitch at the centre of the extension. It is considered that this amendment is a more favourable design which would appear more visually attractive and proportionate to the existing dwellinghouse.
There is an existing pattern of single storey front extensions on Hillyfields, as evidenced by neighbouring property No.47. As such, it is not considered that the proposal would be out of keeping with the existing pattern of development.
The proposed developments would be constructed of materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The application site is situated on a corner plot a shares a boundary with No.47 Hillyfields. Due to their scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposed developments would not result in an unacceptable loss of light, overbearing impact and loss of privacy to this neighbouring property.
The proposed developments, due to their siting and positioning of windows (having regard to adequate separation distances contained within the design guidance), would not give rise to any overlooking concerns.
It is considered that all other neighbouring properties are sufficiently separated from the proposed developments and would not be adversely impacted.
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.
The Tree and Landscape Officer was consulted on this application and stated that the extension will necessitate the partial removal and/or damage of minor garden boundary hedging/shrubbery, but this is of insufficient significance to warrant raising any objection to this proposal. Dunstable Town Council were also consulted on this application and raised no objection. Natural England were consulted 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 SPD and the Central Bedfordshire Design Guide. |
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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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)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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