| Informative Notes: | | 1
)Reasons for granting:
The application site is a detached dwelling located on Morland Close, Dunstable. The proposal is for a single storey front, side and rear extensions following demolishing of garage. New with pitched roof over existing bay to front and alterations to first floor side window. The rear extension would have a depth of approximately 3m, a width of approximately 6.8m and an overall height of approximately 3.68m. The side extension would have a depth of approximately 8m, a width of approximately 3.55m and an overall height of approximately 4.12m. The front extension would have a depth of approximately 1.2m, a width of approximately 3.47m and an overall height of approximately 3.12m.
The proposed front extension is set to the front of the property so would be visible to the streetscene and would extend beyond the existing front of the property. However it would be set back from the highway boundary and the scale and design would remain proportionate to the property. It is not considered that the proposal would have a detrimental impact on the character and appearance of the property or the surrounding area. The new pitched roof over the existing bay window is set to the front of the property so would be visible to the streetscene. The scale and design would remain proportionate to the property and it is not considered that the proposal would have a detrimental impact on the character and appearance of the property or the surrounding area. The proposed side extension would be visible to the streetscene, providing a wall and window in a location that is currently the existing garage. It is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The single storey rear extension would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
The changes to the fenestration to the first floor side elevation would not be visible to the streetscene and would remain proportionate in scale and would replace an existing window that is present at this elevation. The new proposed window to the front elevation would be visible to the streetscene but would be proportionate in scale. Overall, the fenestration changes are not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the single storey rear extension would be set off the boundary with No.5 Morland Close. Given the orientation of the dwellings, scale of proposal, difference in levels and existing built form on the neighbouring property there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. The single storey rear extension is set off the side boundary to the north of No.3 Morland Close. Due to the separation distance to this neighbouring property it is not considered that this extension would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All neighbours for the front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal. The side extension is close to the boundary of No.3 Morland Close. Given the existing built form on site, existing boundary treatment and scale of the development there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other properties are sufficiently separated from the application dwelling.
In terms of the changes to fenestration, the enlarged landing window to the side elevation would replace a smaller window on the first floor side elevation facing towards No.3 Morland Close. Due to there being no fenestration on this side elevation of No.3 Morland Close and there being an existing window on this elevation it would not result in additional overlooking or a greater loss of privacy for this neighbouring property than the existing relationship already allows. The new fenestration proposed on the front elevation would be facing towards the highway. This property is set back from the highway and due to the separation distance and existing windows at the front of the dwelling this change of fenestration would not have any material impact on the residential amenities of any neighbouring properties.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Parish Council were consulted on this application and raised no objection.
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 and the Central Bedfordshire Design Guide 2023.Reasons for granting:
The application site is a detached dwelling located on Morland Close, Dunstable. The proposal is for a single storey front, side and rear extensions following demolishing of garage. New with pitched roof over existing bay to front and alterations to first floor side window. The rear extension would have a depth of approximately 3m, a width of approximately 6.8m and an overall height of approximately 3.68m. The side extension would have a depth of approximately 8m, a width of approximately 3.55m and an overall height of approximately 4.12m. The front extension would have a depth of approximately 1.2m, a width of approximately 3.47m and an overall height of approximately 3.12m.
The proposed front extension is set to the front of the property so would be visible to the streetscene and would extend beyond the existing front of the property. However it would be set back from the highway boundary and the scale and design would remain proportionate to the property. It is not considered that the proposal would have a detrimental impact on the character and appearance of the property or the surrounding area. The new pitched roof over the existing bay window is set to the front of the property so would be visible to the streetscene. The scale and design would remain proportionate to the property and it is not considered that the proposal would have a detrimental impact on the character and appearance of the property or the surrounding area. The proposed side extension would be visible to the streetscene, providing a wall and window in a location that is currently the existing garage. It is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The single storey rear extension would not be readily visible within the street scene. It is considered proportionate in scale to the dwelling, and it is not considered to have a material impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
The changes to the fenestration to the first floor side elevation would not be visible to the streetscene and would remain proportionate in scale and would replace an existing window that is present at this elevation. The new proposed window to the front elevation would be visible to the streetscene but would be proportionate in scale. Overall, the fenestration changes are not considered to have a material impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the single storey rear extension would be set off the boundary with No.5 Morland Close. Given the orientation of the dwellings, scale of proposal, difference in levels and existing built form on the neighbouring property there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. The single storey rear extension is set off the side boundary to the north of No.3 Morland Close. Due to the separation distance to this neighbouring property it is not considered that this extension would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All neighbours for the front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal. The side extension is close to the boundary of No.3 Morland Close. Given the existing built form on site, existing boundary treatment and scale of the development there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other properties are sufficiently separated from the application dwelling.
In terms of the changes to fenestration, the enlarged landing window to the side elevation would replace a smaller window on the first floor side elevation facing towards No.3 Morland Close. Due to there being no fenestration on this side elevation of No.3 Morland Close and there being an existing window on this elevation it would not result in additional overlooking or a greater loss of privacy for this neighbouring property than the existing relationship already allows. The new fenestration proposed on the front elevation would be facing towards the highway. This property is set back from the highway and due to the separation distance and existing windows at the front of the dwelling this change of fenestration would not have any material impact on the residential amenities of any neighbouring properties.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Parish Council were consulted on this application and raised no objection.
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 and the 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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