| Informative Notes: | | 1
)Reasons for granting
The application site is 29 Dunstable Road, Houghton Regis. The host dwelling is a semi-detached 1.5 storey dwelling and is surrounded by dwellings that vary in scale and design.
The proposed development includes a single storey rear extension and enlargement of the existing rear dormer at the host dwelling.
The proposed development would be sited to the rear of the dwelling; however, it would be visible along the west side of Dunstable Road. The proposed single storey rear extension would be considered appropriate in scale and design and would not protrude beyond the existing rear built form at the application site. Therefore, it is not considered that this aspect of the proposal would result in a detrimental impact to the character and appearance of the area. The proposed enlargement of the rear dormer due to it including an increase in the height of the existing dormer would be deemed appropriate in scale and design and as such this aspect of the proposal is not considered to have a detrimental impact on the character and appearance of the area.
In terms of impact on neighbouring amenity, No. 27 Dunstable Road would be screened from the single storey rear extension by the existing rear built form at the host dwelling. It is therefore not considered that this aspect of the proposal would result in an adverse impact to the amenities of the occupants at No. 27 Dunstable Road. Moreover, the proposed single storey rear extension would be set off the boundary with No. 31 Dunstable Road by some 4.2 metres. As such, due to the sufficient separation distance from the shared boundary it is not considered that the rear extension would result in an overbearing impact, loss of light or overlooking concerns to neighbouring property No. 31 Dunstable Road. The proposed enlargement of the rear dormer due to it including an enlargement of the height aspect of the rear dormer would not result in an adverse impact to the amenities of the occupants at No. 27 and No. 31 Dunstable Road. Neighbouring dwelling No. 25 Dunstable Road would be sited to the side / rear boundary of the application site and would be sufficiently separated from the proposal by some 11.7 metres from the shared side / rear boundary. As such due to adequate separation distance from the common boundary and the appropriate scale and design of the proposal it is not considered that the proposal would result in a detrimental impact to the amenities of No. 25 Dunstable Road.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The proposal would create an additional bedroom taking the dwelling from a 4 bedroom to 5 bedroom dwelling. As per the Parking Standards for Residential Development the number of parking spaces increases from 3 to 4. However, given that the existing 4 bedroom dwelling already falls short of the required 3 parking spaces it would not be justified in this instance to refuse the application based on the lack of adequate parking provisions given the existing parking situation at the site.
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.
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 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 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 (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for granting
The application site is 29 Dunstable Road, Houghton Regis. The host dwelling is a semi-detached 1.5 storey dwelling and is surrounded by dwellings that vary in scale and design.
The proposed development includes a single storey rear extension and enlargement of the existing rear dormer at the host dwelling.
The proposed development would be sited to the rear of the dwelling; however, it would be visible along the west side of Dunstable Road. The proposed single storey rear extension would be considered appropriate in scale and design and would not protrude beyond the existing rear built form at the application site. Therefore, it is not considered that this aspect of the proposal would result in a detrimental impact to the character and appearance of the area. The proposed enlargement of the rear dormer due to it including an increase in the height of the existing dormer would be deemed appropriate in scale and design and as such this aspect of the proposal is not considered to have a detrimental impact on the character and appearance of the area.
In terms of impact on neighbouring amenity, No. 27 Dunstable Road would be screened from the single storey rear extension by the existing rear built form at the host dwelling. It is therefore not considered that this aspect of the proposal would result in an adverse impact to the amenities of the occupants at No. 27 Dunstable Road. Moreover, the proposed single storey rear extension would be set off the boundary with No. 31 Dunstable Road by some 4.2 metres. As such, due to the sufficient separation distance from the shared boundary it is not considered that the rear extension would result in an overbearing impact, loss of light or overlooking concerns to neighbouring property No. 31 Dunstable Road. The proposed enlargement of the rear dormer due to it including an enlargement of the height aspect of the rear dormer would not result in an adverse impact to the amenities of the occupants at No. 27 and No. 31 Dunstable Road. Neighbouring dwelling No. 25 Dunstable Road would be sited to the side / rear boundary of the application site and would be sufficiently separated from the proposal by some 11.7 metres from the shared side / rear boundary. As such due to adequate separation distance from the common boundary and the appropriate scale and design of the proposal it is not considered that the proposal would result in a detrimental impact to the amenities of No. 25 Dunstable Road.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The proposal would create an additional bedroom taking the dwelling from a 4 bedroom to 5 bedroom dwelling. As per the Parking Standards for Residential Development the number of parking spaces increases from 3 to 4. However, given that the existing 4 bedroom dwelling already falls short of the required 3 parking spaces it would not be justified in this instance to refuse the application based on the lack of adequate parking provisions given the existing parking situation at the site.
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.
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 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 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 (2021), Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
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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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)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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