| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached dwelling located on Garden Road, Dunstable. The proposal is for a part two storey and part single storey rear extension. The rear extension will have a depth of 3.6m, a width of 8.15m and an overall pitched roof height of 7.3m. The part single storey aspect of the rear extension would have a flat roof height of 3m.
The 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 side fenestration and rear fenestration would both not be visible to the streetscene and be proportionate in scale. The rear fenestration would replace existing windows that are present. 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 extension is set adjacent to the shared boundary with No.66 Garden Road. The proposal would be single storey at this point with a maximum height of 3m. The two storey element is set off the boundary by 2.48m. The proposal would comply with the 45 degree guidance used for assessing loss of light. It is therefore considered that there would be no detrimental impact on this neighbouring property in terms of loss of light. 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 two storey element would be set off the shared boundary with neighbouring property No.62 Garden Road by 7.6m. Given the orientation of the dwellings and separation distance it is not considered that there would be any detrimental impact on the residential amenities of this property in terms of 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, given the sitting and positioning of the windows to the rear elevation there would be no material impact on the residential amenities of any neighbouring properties. There is a new proposed window that is obscure glazed on the side elevation to the north-east of the property. This would face the side elevation of No.62 Garden Road and would serve a non habitable room. Due to the window being obscured glazed it would not result in additional overlooking and a loss of privacy for this neighbouring property.
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 Ecology Officer was consulted on this application and raised no objections. The Highways Officer was consulted on this application and requested additional information regarding parking provision. A parking plan was submitted (KG/64/101 Rev A) showing the provision of 3 car parking spaces for this property and as such the required parking for this site can be achieved.
The application was subject to public consultation and one representation was received about keeping the building work noise to a minimum. The construction would be temporary and given the scale of development would be for a limited period. In addition to this there are other regulations outside of planning should noise during the construction period cause a nuisance. Retention of screening was also mentioned to preserve privacy. Given the above assessment it is considered that there would be no detrimental impact on privacy of neighbouring properties and an acceptable level of separation would be maintained.
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 Garden Road, Dunstable. The proposal is for a part two storey and part single storey rear extension. The rear extension will have a depth of 3.6m, a width of 8.15m and an overall pitched roof height of 7.3m. The part single storey aspect of the rear extension would have a flat roof height of 3m.
The 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 side fenestration and rear fenestration would both not be visible to the streetscene and be proportionate in scale. The rear fenestration would replace existing windows that are present. 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 extension is set adjacent to the shared boundary with No.66 Garden Road. The proposal would be single storey at this point with a maximum height of 3m. The two storey element is set off the boundary by 2.48m. The proposal would comply with the 45 degree guidance used for assessing loss of light. It is therefore considered that there would be no detrimental impact on this neighbouring property in terms of loss of light. 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 two storey element would be set off the shared boundary with neighbouring property No.62 Garden Road by 7.6m. Given the orientation of the dwellings and separation distance it is not considered that there would be any detrimental impact on the residential amenities of this property in terms of 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, given the sitting and positioning of the windows to the rear elevation there would be no material impact on the residential amenities of any neighbouring properties. There is a new proposed window that is obscure glazed on the side elevation to the north-east of the property. This would face the side elevation of No.62 Garden Road and would serve a non habitable room. Due to the window being obscured glazed it would not result in additional overlooking and a loss of privacy for this neighbouring property.
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 Ecology Officer was consulted on this application and raised no objections. The Highways Officer was consulted on this application and requested additional information regarding parking provision. A parking plan was submitted (KG/64/101 Rev A) showing the provision of 3 car parking spaces for this property and as such the required parking for this site can be achieved.
The application was subject to public consultation and one representation was received about keeping the building work noise to a minimum. The construction would be temporary and given the scale of development would be for a limited period. In addition to this there are other regulations outside of planning should noise during the construction period cause a nuisance. Retention of screening was also mentioned to preserve privacy. Given the above assessment it is considered that there would be no detrimental impact on privacy of neighbouring properties and an acceptable level of separation would be maintained.
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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