| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached dwelling located on Hillyfields, Dunstable. The proposal is for a single storey rear and side extension and conversion of garage to habitable space. The side infill extension would have a depth of 2.1m, width of 3.95m and a flat roof height of 2.9m. The rear extension has a depth of 3.5m, an overall width of 4.3m set on the site boundary and a flat roof height of 2.9m. There is no additional built form on site due to the garage conversion.
The proposed rear and side extension would be screened by the existing built form of the dwelling and so 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 garage door on the ground floor front elevation would be changed to become a new window. This is considered to be proportionate in scale and due to the small scale of the proposed works, it is not considered to have a material impact on the character and appearance of the area. Overall, the proposal is 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 and side extension is set on the boundary with No.29 and 31 Langdale Road. Given the existing boundary treatment, existing built form on site, separation distance to the dwellings, the proposal's single storey nature and the flat roof design it is not considered that the proposal would have a detrimental impact on the residential amenities of these neighbours. All other neighbours for the rear and side extension are sufficiently separated for there to be any neighbouring impact. The garage conversion is set on the boundary with No.31 Langdale Road. Given the siting, design and scale of development it is not considered the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other properties are sufficiently separated from the garage conversion to ensure no significant impact would arise from the development.
In terms of the changes to fenestration, the new fenestration proposed on the front elevation would be facing towards the highway. This property is set back from the highway and due to the separation distance and existing windows at the front of the dwelling this change of fenestration would not have any material impact on the residential amenities of any neighbouring properties.
The Town Council were consulted on the application and have raised no objections. The Highways Officer was consulted on this application and stated that the works would not change the number of bedrooms within the dwelling nor would it parking and therefore, the site will be deemed like-for-like. On this basis they provided no objection but did include some informatives that have been included. The Ecology Officer was consulted on the application and raised no objections. The Trees and Landscape Officer was consulted on the application and raised no objections.
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 dwelling located on Hillyfields, Dunstable. The proposal is for a single storey rear and side extension and conversion of garage to habitable space. The side infill extension would have a depth of 2.1m, width of 3.95m and a flat roof height of 2.9m. The rear extension has a depth of 3.5m, an overall width of 4.3m set on the site boundary and a flat roof height of 2.9m. There is no additional built form on site due to the garage conversion.
The proposed rear and side extension would be screened by the existing built form of the dwelling and so 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 garage door on the ground floor front elevation would be changed to become a new window. This is considered to be proportionate in scale and due to the small scale of the proposed works, it is not considered to have a material impact on the character and appearance of the area. Overall, the proposal is 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 and side extension is set on the boundary with No.29 and 31 Langdale Road. Given the existing boundary treatment, existing built form on site, separation distance to the dwellings, the proposal's single storey nature and the flat roof design it is not considered that the proposal would have a detrimental impact on the residential amenities of these neighbours. All other neighbours for the rear and side extension are sufficiently separated for there to be any neighbouring impact. The garage conversion is set on the boundary with No.31 Langdale Road. Given the siting, design and scale of development it is not considered the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other properties are sufficiently separated from the garage conversion to ensure no significant impact would arise from the development.
In terms of the changes to fenestration, the new fenestration proposed on the front elevation would be facing towards the highway. This property is set back from the highway and due to the separation distance and existing windows at the front of the dwelling this change of fenestration would not have any material impact on the residential amenities of any neighbouring properties.
The Town Council were consulted on the application and have raised no objections. The Highways Officer was consulted on this application and stated that the works would not change the number of bedrooms within the dwelling nor would it parking and therefore, the site will be deemed like-for-like. On this basis they provided no objection but did include some informatives that have been included. The Ecology Officer was consulted on the application and raised no objections. The Trees and Landscape Officer was consulted on the application and raised no objections.
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. |
| 2
)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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