| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached property located on Luton Road, Dunstable. The proposal is for the demolition of existing rear extension and erection of enlarged replacement rear extension. The rear extension would have a depth of 6m, a width of 6.12m and a mono pitched roof height of 3m.
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. 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 extension is set on the boundary with No.287 Luton Road. The rear extension would have a impact to loss of light to this neighbouring property (rear elevation/rear window). Under Permitted Development a 3m depth extension could be undertaken for this property and given the orientation of the dwellings the proposed 6m depth extension would not have any greater impact on loss of light to this neighbour than what can be achieved under Permitted Development. While it is accepted that the proposal would have a relatively large proposed depth given the Permitted Development fallback having the same level of impact this would not be considered so significant to warrant a reason for refusal. On balance, it is not considered that the single storey rear extension due to the scale and design of 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 southwest with No.283 Luton 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. All other neighbouring properties are considered sufficiently separated.
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 team were consulted on this application and they raised no objection.
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 property located on Luton Road, Dunstable. The proposal is for the demolition of existing rear extension and erection of enlarged replacement rear extension. The rear extension would have a depth of 6m, a width of 6.12m and a mono pitched roof height of 3m.
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. 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 extension is set on the boundary with No.287 Luton Road. The rear extension would have a impact to loss of light to this neighbouring property (rear elevation/rear window). Under Permitted Development a 3m depth extension could be undertaken for this property and given the orientation of the dwellings the proposed 6m depth extension would not have any greater impact on loss of light to this neighbour than what can be achieved under Permitted Development. While it is accepted that the proposal would have a relatively large proposed depth given the Permitted Development fallback having the same level of impact this would not be considered so significant to warrant a reason for refusal. On balance, it is not considered that the single storey rear extension due to the scale and design of 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 southwest with No.283 Luton 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. All other neighbouring properties are considered sufficiently separated.
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 team were consulted on this application and they raised no objection.
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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