| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached dwelling located on a corner plot between Duncombe Drive and Holliwick Road, Dunstable. The proposal is for a single storey wrap around side and rear extension. The proposed rear extension would have a depth of approximately of 3.3m adjacent to the neighbouring property, would extend the full width of the dwelling and join with the side element and an overall height of approximately 3.4m. The side extension would have a depth of approximately 11.22m, a width of approximately 3.8m and an overall height of approximately 3.4m.
The proposed side extension would be visible to the streetscene, providing a wall and window in a location that is currently the existing garage. Whilst it is noted that this extension would have a large proposed depth, given there is existing built form of the garage which is to be demolished, 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. Whilst it is noted that the rear extension would have a large proposed width it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. Overall, despite there being an increase in built form on the application site, 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 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 detrimental 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 proposed rear extension would be set adjacent to the boundary with No.11 Duncombe Drive. The rear extension would have a limited impact in terms of loss of light to this neighbouring properties rear window however given the proposal's single storey nature, existing boundary treatment and acceptability in terms of the 45 degree guidance this would not be considered so significant to warrant a reason for refusal. Whilst there would be an increase in built form on the application site, it is not considered the proposal would result in any loss of privacy or overbearing impact to this neighbour. The single storey rear extension is considerably set off the boundary to the east with No.2 Holliwick Road. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties 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. Due to the position of the single storey side extension the proposal would be mostly screened from No.11 Duncombe Drive by the proposed rear extension and existing built form of the dwelling. It is considered the side extension would not have any detrimental impact on the residential amenities of this neighbour in terms of loss of light, loss of privacy and overbearing impact. All other properties are sufficiently separated from the application dwelling.
In terms of the changes to fenestration, 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.
The Parish Council were consulted on the application and have raised no objections. The Highways Officer was consulted on this application and stated that the works would not change the number of bedrooms within the dwelling nor would it remove any existing parking and therefore, the site will be deemed like-for-like. On this basis they provided no objection but did include some informatives that have been included.
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 Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting:
The application site is a semi-detached dwelling located on a corner plot between Duncombe Drive and Holliwick Road, Dunstable. The proposal is for a single storey wrap around side and rear extension. The proposed rear extension would have a depth of approximately of 3.3m adjacent to the neighbouring property, would extend the full width of the dwelling and join with the side element and an overall height of approximately 3.4m. The side extension would have a depth of approximately 11.22m, a width of approximately 3.8m and an overall height of approximately 3.4m.
The proposed side extension would be visible to the streetscene, providing a wall and window in a location that is currently the existing garage. Whilst it is noted that this extension would have a large proposed depth, given there is existing built form of the garage which is to be demolished, 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. Whilst it is noted that the rear extension would have a large proposed width it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. Overall, despite there being an increase in built form on the application site, 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 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 detrimental 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 proposed rear extension would be set adjacent to the boundary with No.11 Duncombe Drive. The rear extension would have a limited impact in terms of loss of light to this neighbouring properties rear window however given the proposal's single storey nature, existing boundary treatment and acceptability in terms of the 45 degree guidance this would not be considered so significant to warrant a reason for refusal. Whilst there would be an increase in built form on the application site, it is not considered the proposal would result in any loss of privacy or overbearing impact to this neighbour. The single storey rear extension is considerably set off the boundary to the east with No.2 Holliwick Road. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties 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. Due to the position of the single storey side extension the proposal would be mostly screened from No.11 Duncombe Drive by the proposed rear extension and existing built form of the dwelling. It is considered the side extension would not have any detrimental impact on the residential amenities of this neighbour in terms of loss of light, loss of privacy and overbearing impact. All other properties are sufficiently separated from the application dwelling.
In terms of the changes to fenestration, 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.
The Parish Council were consulted on the application and have raised no objections. The Highways Officer was consulted on this application and stated that the works would not change the number of bedrooms within the dwelling nor would it remove any existing parking and therefore, the site will be deemed like-for-like. On this basis they provided no objection but did include some informatives that have been included.
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 Section 11 of 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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)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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)The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approvedThe applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved |
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)The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highwayThe contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway |
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