| Informative Notes: | | 1
)Reasons For Granting
The property is a detached dwelling located on Bullpond Lane in Dunstable. The proposal consists of a single storey rear extension with a width of 7.8m, a depth of 3m, a flat roof with a height of 3.27 and an additional rooflight added. Additionally, a previous front extension will be extended forwards, with a new width of 4.2m, a depth of 3.5m, a pitched roof with an eaves height of 2.3m and measuring 3.4m at the highest point. This pitched roof would also benefit from an additional rooflight set into the roofslope.
The front extension (as approved in SB/07/00233/FULL) would be visible from the streetscene, however this would remain set back from the road and would not extend beyond the principal elevation of the existing property. Additionally, all windows located on the principal elevation (three first floor and four located on the ground floor) as well as the front doors would all be replaced.
Overall it is considered that the scale and design of this extension would remain proportionate to the property, and therefore it is not considered that the proposal would have a detrimental impact on the character and appearance of the surrounding area.
The proposed rear extension would involve the demolition of existing built form on the rear of the property. A current extension located on the right side of the property would be demolished to build the proposal. The proposed extension would have a larger depth of 1.4m and would be located centrally on the dwellinghouse. New windows are also proposed where previous built form was located to balance out the fenestration of the property.
Due to its location on the rear of the property it would not be visible to the streetscene, therefore, given its scale and design, it is considered proportionate to the host dwelling and would therefore not have a material impact on the character and appearance of the host dwelling.
The proposal would be set away from the boundaries of the adjacent properties (11 and 17 Bullpond Lane) therefore it is not considered that there would be any material impact on the residential amenities of the properties by way of loss of light, loss of privacy or overbearing impact. Additionally, the neighbouring properties all extend beyond the host dwelling, so no overlooking concerns are expected.
All other neighbour are considered sufficiently separated from the application site for there to be any material impact.
Due to the nature of the proposal, adequate parking provision would be maintained. The proposal would not create any additional bedrooms and as such would not be required to demonstrate any additional parking.
Dunstable Town Council were consulted and raised no objection, additionally Archaeology were consulted and also raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would result in any material impacts on the residential amenities of neighbouring properties or on the character and appearance of the surrounding area. Therefore it is considered that the proposal is in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and Central Bedfordshire Design Guide.Reasons For Granting
The property is a detached dwelling located on Bullpond Lane in Dunstable. The proposal consists of a single storey rear extension with a width of 7.8m, a depth of 3m, a flat roof with a height of 3.27 and an additional rooflight added. Additionally, a previous front extension will be extended forwards, with a new width of 4.2m, a depth of 3.5m, a pitched roof with an eaves height of 2.3m and measuring 3.4m at the highest point. This pitched roof would also benefit from an additional rooflight set into the roofslope.
The front extension (as approved in SB/07/00233/FULL) would be visible from the streetscene, however this would remain set back from the road and would not extend beyond the principal elevation of the existing property. Additionally, all windows located on the principal elevation (three first floor and four located on the ground floor) as well as the front doors would all be replaced.
Overall it is considered that the scale and design of this extension would remain proportionate to the property, and therefore it is not considered that the proposal would have a detrimental impact on the character and appearance of the surrounding area.
The proposed rear extension would involve the demolition of existing built form on the rear of the property. A current extension located on the right side of the property would be demolished to build the proposal. The proposed extension would have a larger depth of 1.4m and would be located centrally on the dwellinghouse. New windows are also proposed where previous built form was located to balance out the fenestration of the property.
Due to its location on the rear of the property it would not be visible to the streetscene, therefore, given its scale and design, it is considered proportionate to the host dwelling and would therefore not have a material impact on the character and appearance of the host dwelling.
The proposal would be set away from the boundaries of the adjacent properties (11 and 17 Bullpond Lane) therefore it is not considered that there would be any material impact on the residential amenities of the properties by way of loss of light, loss of privacy or overbearing impact. Additionally, the neighbouring properties all extend beyond the host dwelling, so no overlooking concerns are expected.
All other neighbour are considered sufficiently separated from the application site for there to be any material impact.
Due to the nature of the proposal, adequate parking provision would be maintained. The proposal would not create any additional bedrooms and as such would not be required to demonstrate any additional parking.
Dunstable Town Council were consulted and raised no objection, additionally Archaeology were consulted and also raised no objection. This application was also subject to a public and neighbour consultation and no representations were received.
Given the siting, design and scale of the proposal it is not considered that the proposal would result in any material impacts on the residential amenities of neighbouring properties or on the character and appearance of the surrounding area. Therefore it is considered that the proposal is in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and 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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