| Informative Notes: | | 1
)Reasons for granting
The application site is 8 Woodford Road, Dunstable. The host dwelling is a semi-detached and is surrounding by dwellings with a similar design.
The proposal would include garage conversion to create ground floor front and rear extensions. Sloping pitched roof to existing garage, first floor side window and associated works.
The proposed garage conversion to create ground floor front extension and sloping pitched to existing garage would be visible within the public realm with views along Woodford Road. Due to this aspect of the proposal modest nature and design, it is not considered that it would result in a detrimental impact to the character and appearance of the area. The proposed single storey rear extension would be sited to the side / rear of the host dwelling and would not be visible within the public realm. Therefore, due to the siting of the rear extension it is not considered that it would result in an adverse impact to the character and appearance of the area. The proposed first floor window on the side flank wall would be visible to the street scene. However, this aspect would be deemed modest and small scale, not giving rise to any detrimental impact on the character and appearance of the area. It would also be considered to respect the built form of the original dwelling and would not result in any adverse impact on the character of the existing dwelling.
In terms of impact on neighbouring amenity, No. 6 Woodford Road would be adequately separated from the shared boundary by some 3.08 metres from the proposed ground floor front extension and sloping pitched roof to existing garage and would also be screened from the first floor side by existing built form at the host dwelling. It is therefore considered that these aspects of the proposal would not result in a detrimental impact to the amenities of No. 6 Woodford Road. The proposed single storey rear extension would be sited adjacent to the shared boundary with No. 6 Woodford Road and the rear extension would protrude beyond No. 6 rear built form by some 3 metres. The proposal would result in some minor loss of light to the rear French doors at No. 6. Whilst the proposed rear extension cannot be implemented under permitted development given it would constitute a side / rear extension, projections of 3 metres along a shared boundary under permitted development are commonplace and therefore the proposed development is not considered to be harmful in terms of overbearingness of loss of light. Furthermore, the proposed development would be sited adjacent to the shared boundary with No. 10 Woodford Road. There would be a separation distance of some 2.6 metres. As such, due to the appropriate scale and design of the proposal and the separation distance from the nearest built form of No. 10, the proposed development would be considered on balance to not result in an overbearing impact or loss of light to this dwelling. The proposal would also include a first floor side window that would face neighbouring property No. 10, however, this window is to be obscure glazed. Due to the siting of the windoww, it is considered necessary to insert a condition to ensure that this window remains obscurely glazed. Neighbouring dwelling No. 2 Fairfield Road would be sufficiently separated by some 19.5 metres from the shared rear boundary. On balance, due to the separation from the shared rear boundary and the single storey nature of the proposal, it is not considered that the proposal would result in a detrimental impact to No. 2 Fairfield Road.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
It is therefore considered that the proposal as a whole would not result in any significant detrimental impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Council's Ecology Officer was consulted on the application and raised no objection to the proposed works. However, the Ecology Officer stated that if bats are found during the construction period, works should be immediately stopped and Natural England should be contacted for further advice. This has been included as an informative note to the applicant.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting
The application site is 8 Woodford Road, Dunstable. The host dwelling is a semi-detached and is surrounding by dwellings with a similar design.
The proposal would include garage conversion to create ground floor front and rear extensions. Sloping pitched roof to existing garage, first floor side window and associated works.
The proposed garage conversion to create ground floor front extension and sloping pitched to existing garage would be visible within the public realm with views along Woodford Road. Due to this aspect of the proposal modest nature and design, it is not considered that it would result in a detrimental impact to the character and appearance of the area. The proposed single storey rear extension would be sited to the side / rear of the host dwelling and would not be visible within the public realm. Therefore, due to the siting of the rear extension it is not considered that it would result in an adverse impact to the character and appearance of the area. The proposed first floor window on the side flank wall would be visible to the street scene. However, this aspect would be deemed modest and small scale, not giving rise to any detrimental impact on the character and appearance of the area. It would also be considered to respect the built form of the original dwelling and would not result in any adverse impact on the character of the existing dwelling.
In terms of impact on neighbouring amenity, No. 6 Woodford Road would be adequately separated from the shared boundary by some 3.08 metres from the proposed ground floor front extension and sloping pitched roof to existing garage and would also be screened from the first floor side by existing built form at the host dwelling. It is therefore considered that these aspects of the proposal would not result in a detrimental impact to the amenities of No. 6 Woodford Road. The proposed single storey rear extension would be sited adjacent to the shared boundary with No. 6 Woodford Road and the rear extension would protrude beyond No. 6 rear built form by some 3 metres. The proposal would result in some minor loss of light to the rear French doors at No. 6. Whilst the proposed rear extension cannot be implemented under permitted development given it would constitute a side / rear extension, projections of 3 metres along a shared boundary under permitted development are commonplace and therefore the proposed development is not considered to be harmful in terms of overbearingness of loss of light. Furthermore, the proposed development would be sited adjacent to the shared boundary with No. 10 Woodford Road. There would be a separation distance of some 2.6 metres. As such, due to the appropriate scale and design of the proposal and the separation distance from the nearest built form of No. 10, the proposed development would be considered on balance to not result in an overbearing impact or loss of light to this dwelling. The proposal would also include a first floor side window that would face neighbouring property No. 10, however, this window is to be obscure glazed. Due to the siting of the windoww, it is considered necessary to insert a condition to ensure that this window remains obscurely glazed. Neighbouring dwelling No. 2 Fairfield Road would be sufficiently separated by some 19.5 metres from the shared rear boundary. On balance, due to the separation from the shared rear boundary and the single storey nature of the proposal, it is not considered that the proposal would result in a detrimental impact to No. 2 Fairfield Road.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
It is therefore considered that the proposal as a whole would not result in any significant detrimental impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Council's Ecology Officer was consulted on the application and raised no objection to the proposed works. However, the Ecology Officer stated that if bats are found during the construction period, works should be immediately stopped and Natural England should be contacted for further advice. This has been included as an informative note to the applicant.
The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
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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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)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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)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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)The applicant is advised 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 applicant is advised 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. |
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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 highway.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 highway. |
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