| Informative Notes: | | 1
)Reasons for granting:
The application site is a two and a half storey dwelling located on Dukeminster Road, Dunstable. The proposal is for the erection of a rear conservatory and conversion of garage. The proposed rear conservatory has a depth of 3m, a width of 6.8m and a flat roof height of 2.75m. There is no additional built form on site due to the conversion of the garage.
The single storey rear conservatory 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 garage door on the ground floor front elevation would be changed to become a new window which would be symmetrical to what is existing on the opposite side of the front elevation of the dwelling. This would compliment the design of the dwelling and make the windows symmetrical on the ground floor front elevation. 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 rear conservatory is set on the boundary with No.96 Dukeminster Road. The proposed rear extension would result in some loss of light to the patio doors of this neighbour. However, it would pass the 45 degree guidance used in assessing loss of light. Given the proposal's single storey nature, the flat roof design, and existing boundary treatment this would not be considered so significant to warrant a reason for refusal. It is not considered that the single storey conservatory extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. All other neighbouring properties are considered sufficiently separated. The garage conversion is adjacent to No.96 Dukeminster Road. Given the siting, design and scale of development it is not considered the garage conversion would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other properties are sufficiently separated from the garage conversion to ensure no significant impact would arise from the development.
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.
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 the application and have raised no objections. The Ecology Officer was consulted on this application and raised no objections. The Highways Officer was consulted on this application and they stated the proposal is for the construction of a rear conservatory and garage conversion. The works will not increase the number of bedrooms so there will be no required changes to the parking provision. Therefore, the existing parking layout on the driveway will be deemed like-for-like. On this basis they provided no objection but did include an informative that has been included in this report.
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 and a half storey dwelling located on Dukeminster Road, Dunstable. The proposal is for the erection of a rear conservatory and conversion of garage. The proposed rear conservatory has a depth of 3m, a width of 6.8m and a flat roof height of 2.75m. There is no additional built form on site due to the conversion of the garage.
The single storey rear conservatory 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 garage door on the ground floor front elevation would be changed to become a new window which would be symmetrical to what is existing on the opposite side of the front elevation of the dwelling. This would compliment the design of the dwelling and make the windows symmetrical on the ground floor front elevation. 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 rear conservatory is set on the boundary with No.96 Dukeminster Road. The proposed rear extension would result in some loss of light to the patio doors of this neighbour. However, it would pass the 45 degree guidance used in assessing loss of light. Given the proposal's single storey nature, the flat roof design, and existing boundary treatment this would not be considered so significant to warrant a reason for refusal. It is not considered that the single storey conservatory extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. All other neighbouring properties are considered sufficiently separated. The garage conversion is adjacent to No.96 Dukeminster Road. Given the siting, design and scale of development it is not considered the garage conversion would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other properties are sufficiently separated from the garage conversion to ensure no significant impact would arise from the development.
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.
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 the application and have raised no objections. The Ecology Officer was consulted on this application and raised no objections. The Highways Officer was consulted on this application and they stated the proposal is for the construction of a rear conservatory and garage conversion. The works will not increase the number of bedrooms so there will be no required changes to the parking provision. Therefore, the existing parking layout on the driveway will be deemed like-for-like. On this basis they provided no objection but did include an informative that has been included in this report.
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 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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