| Informative Notes: | | 1
)Reasons for granting
The application site is 14 Oakwood Avenue, Dunstable. The dwelling is semi-detached and is surrounded by dwellings of a similar style, scale and design.
The proposed development would include the construction of a garden room annexe in the rear garden which would be single storey. The annexe would be sited in close proximity to the existing dwellinghouse and would share facilities including main utilities such as electricity and water. The annexe would also share car parking provisions and outdoor space with the host dwelling. Taking this all into consideration, the annexe would have a clear and functional link to the main dwelling at the application site.
The proposal would be sited to the rear of the dwelling and would not be readily visible to the street scene. The character is made up of a variety of domestic buildings, consequently, the proposed development would be largely in-keeping with the general character of the locality.
Dunstable Town Council raised concerns that the habitable room within the annexe would have an impact on adjacent neighbouring properties. The proposal would be some 9.7 metres from the building line of numbers 10 and 12 Oakwood Avenue and some 9.3 metres from the building line of No. 16 Oakwood Avenue. Moreover, the development would be sited some 0.4 metres from No. 16 and some 0.7 metres from the shared boundary with numbers 10 and 12 Oakwood Avenue. The existing site consists of various outbuildings which are set to be demolished as part of this building with the exception of the garden shed to facilitate the outbuilding. The height of the outbuilding would be some 2.5 metres. On balance, given the existing development at the site, the distance from nearby dwellings, the modest height of the proposal and adequate separation from the shared boundary it is not considered that the proposal would have a detrimental impact to the occupants at numbers: 10, 12 and 16 Oakwood Avenue.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
Dunstable Town Council raised an objection due to a lack of parking provision. The Highways Officer was consulted on the application and highlighted that the submitted plans show that the annexe would facilitate a bedroom. The existing dwelling falls short of the requirements for 2 spaces for a 3 bedroom dwelling and as such the Highways Officer requested that the applicant provides 1 additional space for the additional bedroom within the annexe. The applicant submitted a revised parking plan showing a 2nd parking space alongside the existing within the curtilage of the dwellinghouse. A condition has been applied to this application, ensuring the parking layout shown on drawing number: 22345-01 Rev: A shall be completed in strict accordance with the approved plan.
Considering the above, subject to the implementation of the parking plan the proposal would be in accordance with Policy T2 and T3 of the Central Bedfordshire Local Plan, Section 12 of the NPPF and the Parking Standards for New Developments Supplementary Planning Document.
The Trees and Landscape Officer was consulted on the application and acknowledged that there are adjacent trees all situated in adjoining properties, which appear to be of low quality. The Trees and Landscape Officer went onto say that the trees are of limited importance to the wider landscape and the trees carry insufficient weight on arboricultutral grounds for an objection to be raised from a Trees and Landscape perspective.
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.Reasons for granting
The application site is 14 Oakwood Avenue, Dunstable. The dwelling is semi-detached and is surrounded by dwellings of a similar style, scale and design.
The proposed development would include the construction of a garden room annexe in the rear garden which would be single storey. The annexe would be sited in close proximity to the existing dwellinghouse and would share facilities including main utilities such as electricity and water. The annexe would also share car parking provisions and outdoor space with the host dwelling. Taking this all into consideration, the annexe would have a clear and functional link to the main dwelling at the application site.
The proposal would be sited to the rear of the dwelling and would not be readily visible to the street scene. The character is made up of a variety of domestic buildings, consequently, the proposed development would be largely in-keeping with the general character of the locality.
Dunstable Town Council raised concerns that the habitable room within the annexe would have an impact on adjacent neighbouring properties. The proposal would be some 9.7 metres from the building line of numbers 10 and 12 Oakwood Avenue and some 9.3 metres from the building line of No. 16 Oakwood Avenue. Moreover, the development would be sited some 0.4 metres from No. 16 and some 0.7 metres from the shared boundary with numbers 10 and 12 Oakwood Avenue. The existing site consists of various outbuildings which are set to be demolished as part of this building with the exception of the garden shed to facilitate the outbuilding. The height of the outbuilding would be some 2.5 metres. On balance, given the existing development at the site, the distance from nearby dwellings, the modest height of the proposal and adequate separation from the shared boundary it is not considered that the proposal would have a detrimental impact to the occupants at numbers: 10, 12 and 16 Oakwood Avenue.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
Dunstable Town Council raised an objection due to a lack of parking provision. The Highways Officer was consulted on the application and highlighted that the submitted plans show that the annexe would facilitate a bedroom. The existing dwelling falls short of the requirements for 2 spaces for a 3 bedroom dwelling and as such the Highways Officer requested that the applicant provides 1 additional space for the additional bedroom within the annexe. The applicant submitted a revised parking plan showing a 2nd parking space alongside the existing within the curtilage of the dwellinghouse. A condition has been applied to this application, ensuring the parking layout shown on drawing number: 22345-01 Rev: A shall be completed in strict accordance with the approved plan.
Considering the above, subject to the implementation of the parking plan the proposal would be in accordance with Policy T2 and T3 of the Central Bedfordshire Local Plan, Section 12 of the NPPF and the Parking Standards for New Developments Supplementary Planning Document.
The Trees and Landscape Officer was consulted on the application and acknowledged that there are adjacent trees all situated in adjoining properties, which appear to be of low quality. The Trees and Landscape Officer went onto say that the trees are of limited importance to the wider landscape and the trees carry insufficient weight on arboricultutral grounds for an objection to be raised from a Trees and Landscape perspective.
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. |
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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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)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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)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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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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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