| Informative Notes: | | 1
)Reasons for granting:
The application site is a two storey detached two-storey dwelling located on Frenchs Gate in Dunstable. The proposal is for a loft conversion including a rear dormer. The rear dormer will have a depth of 3.12m, a width of 9.71m and an overall height of 2.53m.
The proposed rear dormer would not be visible within the streetscene. It is considered large however proportionate in scale to the dwelling, and is 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. The loft conversion will not be readily visible to the street scene, to the front, with partial views within Daimler Drive to the rear. It is considered respectful of the original built form of the dwelling. There are a range of two storey and three storey dwellinghouses in the area and so the proposal would not appear at odds with the existing grain of development. 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 proposed rear dormer due to its positioning in relation to No.14 and No.24 Frenchs Gate would lead to potential oblique views over the private amenity space. However, similar views would be afforded by the existing first floor fenestration and so this would not be considered so significant to warrant a reason for refusal. It is not considered that the rear dormer, due to orientation and the scale of the proposal would result in any loss of light or overbearing impact to these neighbours. All other properties are sufficiently separated from the proposed dormer extension. The works to convert the roof space are of a scale and design that would not result in an overbearing impact, a loss of light or a loss of privacy to any neighbouring dwelling.
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 Town Council were consulted on the application and have raised no objections.
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 two storey detached two-storey dwelling located on Frenchs Gate in Dunstable. The proposal is for a loft conversion including a rear dormer. The rear dormer will have a depth of 3.12m, a width of 9.71m and an overall height of 2.53m.
The proposed rear dormer would not be visible within the streetscene. It is considered large however proportionate in scale to the dwelling, and is 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. The loft conversion will not be readily visible to the street scene, to the front, with partial views within Daimler Drive to the rear. It is considered respectful of the original built form of the dwelling. There are a range of two storey and three storey dwellinghouses in the area and so the proposal would not appear at odds with the existing grain of development. 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 proposed rear dormer due to its positioning in relation to No.14 and No.24 Frenchs Gate would lead to potential oblique views over the private amenity space. However, similar views would be afforded by the existing first floor fenestration and so this would not be considered so significant to warrant a reason for refusal. It is not considered that the rear dormer, due to orientation and the scale of the proposal would result in any loss of light or overbearing impact to these neighbours. All other properties are sufficiently separated from the proposed dormer extension. The works to convert the roof space are of a scale and design that would not result in an overbearing impact, a loss of light or a loss of privacy to any neighbouring dwelling.
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 Town Council were consulted on the application and have raised no objections.
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. |
| 2
)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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