| Informative Notes: | | 1
)Reasons for granting:
The application site is a terraced dwelling located on Lovers Walk, Dunstable. The proposal is for a single storey rear/side extension that would infill the rear of the property to the adjoining neighbouring property. The single storey rear/side extension would have a depth of 5.64m, an external width of 0.94m and a pitched roof height of 3.98m.
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. The rear extension will be rendered and this a design feature of a modern dwelling. The render is not considered harmful to the streetscene or surrounding area and will compliment the design of the property as the existing property is rendered. It is noted that the render for this extension would not require planning permission. 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.
In terms of neighbouring amenity, the single storey rear/side extension is marginally off the boundary with No.19 Lovers Walk. The single storey rear/side extension would have a limited impact to loss of light to this neighbouring property (rear elevation) however given the proposal's single storey nature, existing boundary treatment, existing built form on site and existing built form on the neighbouring property this would not be considered so significant to warrant a reason for refusal. It is not considered that the single storey rear/side extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. The rear/side extension is set off the boundary with No.23 Lovers Walk. The proposal is screened by the existing built form on site and so would not result in any loss of light, loss of privacy or overbearing impact to this neighbour.
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 objection. The archaeology team were consulted on this application and made no comments. The Ecology Officer was consulted on this application and raised no objections, however they advised the applicant where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice.
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 terraced dwelling located on Lovers Walk, Dunstable. The proposal is for a single storey rear/side extension that would infill the rear of the property to the adjoining neighbouring property. The single storey rear/side extension would have a depth of 5.64m, an external width of 0.94m and a pitched roof height of 3.98m.
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. The rear extension will be rendered and this a design feature of a modern dwelling. The render is not considered harmful to the streetscene or surrounding area and will compliment the design of the property as the existing property is rendered. It is noted that the render for this extension would not require planning permission. 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.
In terms of neighbouring amenity, the single storey rear/side extension is marginally off the boundary with No.19 Lovers Walk. The single storey rear/side extension would have a limited impact to loss of light to this neighbouring property (rear elevation) however given the proposal's single storey nature, existing boundary treatment, existing built form on site and existing built form on the neighbouring property this would not be considered so significant to warrant a reason for refusal. It is not considered that the single storey rear/side extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. The rear/side extension is set off the boundary with No.23 Lovers Walk. The proposal is screened by the existing built form on site and so would not result in any loss of light, loss of privacy or overbearing impact to this neighbour.
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 objection. The archaeology team were consulted on this application and made no comments. The Ecology Officer was consulted on this application and raised no objections, however they advised the applicant where roofing work or timber treatment is to be undertaken it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice.
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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