| Informative Notes: | | 1
)Reasons for granting
The application site is 52 Linden Road, Dunstable. The host dwelling is a semi-detached dwelling and is surrounded by dwellings that are similar in scale and design.
The proposed development includes a replacement front porch with pitched roof. Garage conversion with pitched roof to the front, raise external walls and flat roof behind front pitched roof.
The proposed development would be visible within the public realm with views along Linden Road; however, the proposal would be considered appropriate in scale and design and would result in sympathetic additions to the host dwelling. Therefore, due to the nature of the works it is considered that the proposal would not result in a detrimental impact to the character and appearance of the dwelling or the wider area.
In terms of impact on neighbouring amenity, the proposed development would be sited adjacent to the shared boundary with No. 54 Linden Road. The proposed front porch with pitched roof would be considered modest in nature and as such would not be considered to result in a detrimental impact to the amenities of the occupants at No. 54. Whilst the proposed garage conversion with pitched roof to the front, raising of external walls and flat roof behind would see an increase in the height of the existing garage. Due to the minimal height increase it is considered on balance that the proposal would not result in an unacceptable impact to the amenities of No. 54. No. 50 Linden Road would be adequately separated from the proposed development by some 3.5 metres and would be screened from the raising of the flat roof behind the existing garage. Therefore, it is not considered that the proposal would result in an overbearing impact, loss of privacy or loss of light to the occupants at No. 50 Linden Road. Neighbouring dwelling number: 5 Thornbury would be sited to the rear of the site and would be sufficiently separated by some 16.9 metres from the shared rear boundary. Therefore, due to the adequate separation distance from the shared rear boundary it is not considered that the proposal would result in an adverse impact to the amenities of No. 5 Thornbury.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The application was subject to public consultation and no representation was received in relation to the proposed development.
The Council's Highways Officer was consulted on the application and commented that the number of bedrooms will not be altered, nor should the front porch protrude any more than the existing layout. Therefore, the existing driveway layout with 2 parking spaces off road will be considered like-for-like. Therefore, no objections were raised to the proposal from a Highways perspective.
The Council's Ecology Officer was consulted on the application and raised no objection from a Ecology perspective. However, the Ecology Officer highlighted 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. This has been included as an informative note to the applicant.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2 and T3 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 52 Linden Road, Dunstable. The host dwelling is a semi-detached dwelling and is surrounded by dwellings that are similar in scale and design.
The proposed development includes a replacement front porch with pitched roof. Garage conversion with pitched roof to the front, raise external walls and flat roof behind front pitched roof.
The proposed development would be visible within the public realm with views along Linden Road; however, the proposal would be considered appropriate in scale and design and would result in sympathetic additions to the host dwelling. Therefore, due to the nature of the works it is considered that the proposal would not result in a detrimental impact to the character and appearance of the dwelling or the wider area.
In terms of impact on neighbouring amenity, the proposed development would be sited adjacent to the shared boundary with No. 54 Linden Road. The proposed front porch with pitched roof would be considered modest in nature and as such would not be considered to result in a detrimental impact to the amenities of the occupants at No. 54. Whilst the proposed garage conversion with pitched roof to the front, raising of external walls and flat roof behind would see an increase in the height of the existing garage. Due to the minimal height increase it is considered on balance that the proposal would not result in an unacceptable impact to the amenities of No. 54. No. 50 Linden Road would be adequately separated from the proposed development by some 3.5 metres and would be screened from the raising of the flat roof behind the existing garage. Therefore, it is not considered that the proposal would result in an overbearing impact, loss of privacy or loss of light to the occupants at No. 50 Linden Road. Neighbouring dwelling number: 5 Thornbury would be sited to the rear of the site and would be sufficiently separated by some 16.9 metres from the shared rear boundary. Therefore, due to the adequate separation distance from the shared rear boundary it is not considered that the proposal would result in an adverse impact to the amenities of No. 5 Thornbury.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The application was subject to public consultation and no representation was received in relation to the proposed development.
The Council's Highways Officer was consulted on the application and commented that the number of bedrooms will not be altered, nor should the front porch protrude any more than the existing layout. Therefore, the existing driveway layout with 2 parking spaces off road will be considered like-for-like. Therefore, no objections were raised to the proposal from a Highways perspective.
The Council's Ecology Officer was consulted on the application and raised no objection from a Ecology perspective. However, the Ecology Officer highlighted 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. This has been included as an informative note to the applicant.
The proposal is therefore considered to be in accordance with, Policies HQ1, T2 and T3 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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)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 applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved.The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved. |
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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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)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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