| Informative Notes: | | 1
)Reasons For Granting
The property is a terraced dwelling located on Evelyn Road in Dunstable. The proposal consists of a front canopy and a single storey side extension.
The proposed front canopy will cover an existing window and the car port, and would match the height and roofslope of an existing front porch (with an eaves height of 2.3m and a highest point of 3.6m). This proposal would be visible from the streetscene, but would be set back from the public highway.
The proposed side extension would be used as a car port along the side elevation of the dwellinghouse. The proposal would measure a width of 2.4m, a depth of 6.7m, a pitched roof to match the existing front porch (eaves height of 2.3m, highest point of 3.6m), and a flat roof across the car port itself. This side extension would be visible from the streetscene, and a garage door is proposed on the front elevation. The proposal would be in line with the principal elevation of the property, however it would remain set back from the public highway. The rear elevation would connect to another side extension, and a rear door is also proposed.
An additional side extension is proposed to extend a ground floor bathroom from a width of 1.2m to 2.7m (an increase of 1.5m). This would connect to the rear wall of the proposed car port and a window is proposed in the side elevation. Additionally, the existing car port to the rear of the property would be closed off by replacing an existing garage door with a brick wall to be used as a store.
Given the scale, design and siting of the proposals, it is not considered that there would be any detrimental impacts to the character and appearance of the wider streetscene.
The proposed front canopy would be built to the boundary with the adjacent neighbour (78 Evelyn Road), however due to the limited size of the proposal it is not considered that there would by a loss of light, loss of privacy or overbearing impact to this neighbour.
The proposed side extension would also be built to the boundary of the adjacent neighbour (82 Evelyn Road). Although no built form is present on site to form boundary treatment, an existing gate across the width of the adjacent neighbours driveway indicates where the boundary is located. The proposed side extension would connect to this gate, and therefore it is considered that the proposal would not lead to any overbearing impacts on the residential amenities of this adjacent neighbouring property.
All other properties are considered to be sufficiently separated from the application site.
It is noted that other properties within the vicinity of the site have additional built form to the side of their properties, therefore it is not considered the proposal would disrupt the existing grain and pattern of development.
Parking provision on the site would be maintained, as the removal of a garage and erection of a car port would be a like-for-like replacement. The proposal does not create any additional bedrooms and as such would not require any additional parking.
Dunstable Town Council were consulted are 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 proposals 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. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan (2023), Central Bedfordshire Design Guide (2023).Reasons For Granting
The property is a terraced dwelling located on Evelyn Road in Dunstable. The proposal consists of a front canopy and a single storey side extension.
The proposed front canopy will cover an existing window and the car port, and would match the height and roofslope of an existing front porch (with an eaves height of 2.3m and a highest point of 3.6m). This proposal would be visible from the streetscene, but would be set back from the public highway.
The proposed side extension would be used as a car port along the side elevation of the dwellinghouse. The proposal would measure a width of 2.4m, a depth of 6.7m, a pitched roof to match the existing front porch (eaves height of 2.3m, highest point of 3.6m), and a flat roof across the car port itself. This side extension would be visible from the streetscene, and a garage door is proposed on the front elevation. The proposal would be in line with the principal elevation of the property, however it would remain set back from the public highway. The rear elevation would connect to another side extension, and a rear door is also proposed.
An additional side extension is proposed to extend a ground floor bathroom from a width of 1.2m to 2.7m (an increase of 1.5m). This would connect to the rear wall of the proposed car port and a window is proposed in the side elevation. Additionally, the existing car port to the rear of the property would be closed off by replacing an existing garage door with a brick wall to be used as a store.
Given the scale, design and siting of the proposals, it is not considered that there would be any detrimental impacts to the character and appearance of the wider streetscene.
The proposed front canopy would be built to the boundary with the adjacent neighbour (78 Evelyn Road), however due to the limited size of the proposal it is not considered that there would by a loss of light, loss of privacy or overbearing impact to this neighbour.
The proposed side extension would also be built to the boundary of the adjacent neighbour (82 Evelyn Road). Although no built form is present on site to form boundary treatment, an existing gate across the width of the adjacent neighbours driveway indicates where the boundary is located. The proposed side extension would connect to this gate, and therefore it is considered that the proposal would not lead to any overbearing impacts on the residential amenities of this adjacent neighbouring property.
All other properties are considered to be sufficiently separated from the application site.
It is noted that other properties within the vicinity of the site have additional built form to the side of their properties, therefore it is not considered the proposal would disrupt the existing grain and pattern of development.
Parking provision on the site would be maintained, as the removal of a garage and erection of a car port would be a like-for-like replacement. The proposal does not create any additional bedrooms and as such would not require any additional parking.
Dunstable Town Council were consulted are 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 proposals 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. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan (2023), Central Bedfordshire Design Guide (2023). |
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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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