| Informative Notes: | | 1
)Reasons for granting
The application site is 11 Mountview Avenue, Dunstable. The host dwelling is a semi-detached constructed of brickwork with a tiled pitched roof.
The proposed development would include a part two storey and part single storey rear extension.
The proposed part two storey and part single storey rear extension would be sited to the rear of the dwelling; however, the side flank wall of the extension would be partially visible within the public realm with views along Mountview Avenue. The first floor element of the extension would be sufficiently set down from the ridgeline of the original dwelling. On balance, due to its appropriate scale and design, the part two storey and part single storey rear extension would not have a detrimental impact on the character and appearance of the surrounding area.
In terms of impact on neighbouring amenity, the proposed development would be sited adjacent to the shared boundary with No. 9 Mountview Avenue and would protrude beyond No. 9 rear built form by some 3 metres. The part single storey rear extension would result in minor loss of light to the rear fenestration at No. 9. However, projections of 3 metres along a shared boundary under permitted development are commonplace and therefore the single storey rear extension is not considered to be harmful in terms of overbearingness or loss of light. The proposed part two storey rear extension would be set off the shared boundary with No. 9 by some 2.9 metres. As such, given the siting, scale, design and the separation from the shared boundary with No. 9 and the nearest first floor rear window of No. 9 , it is considered on balance that the proposal would not cause harm to the occupants at No. 9 Mountview Avenue by way of overbearing impact, loss of privacy or loss of light. No. 13 Mountview Avenue would be adequately from the development. However, the proposal would include an additional window on the side flank wall which would serve a bathroom. Plan Number: MS16012 states that the window would be frosted. A condition has been appended to the application for the window to be obscure glazed. Neighbouring dwellings numbers: 10 and 12 Oakwood Avenue and No. 63 New Woodfield Green would be sited to the rear of the site and would be sufficiently separated by some 3.4 metres from the shared rear boundary and there would be a further separation from the rear built form of these neighbours. Moreover, the proposed rear window at first floor level would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The Council's Highways Officer was consulted on the application and commented that the works will not change the number of bedrooms within the dwelling, only enlarge them and as there are no changes proposed to the front of the dwelling, the existing parking layout will be considered like-for-like and deemed acceptable.
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 representation was received in relation to the proposed development.
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 11 Mountview Avenue, Dunstable. The host dwelling is a semi-detached constructed of brickwork with a tiled pitched roof.
The proposed development would include a part two storey and part single storey rear extension.
The proposed part two storey and part single storey rear extension would be sited to the rear of the dwelling; however, the side flank wall of the extension would be partially visible within the public realm with views along Mountview Avenue. The first floor element of the extension would be sufficiently set down from the ridgeline of the original dwelling. On balance, due to its appropriate scale and design, the part two storey and part single storey rear extension would not have a detrimental impact on the character and appearance of the surrounding area.
In terms of impact on neighbouring amenity, the proposed development would be sited adjacent to the shared boundary with No. 9 Mountview Avenue and would protrude beyond No. 9 rear built form by some 3 metres. The part single storey rear extension would result in minor loss of light to the rear fenestration at No. 9. However, projections of 3 metres along a shared boundary under permitted development are commonplace and therefore the single storey rear extension is not considered to be harmful in terms of overbearingness or loss of light. The proposed part two storey rear extension would be set off the shared boundary with No. 9 by some 2.9 metres. As such, given the siting, scale, design and the separation from the shared boundary with No. 9 and the nearest first floor rear window of No. 9 , it is considered on balance that the proposal would not cause harm to the occupants at No. 9 Mountview Avenue by way of overbearing impact, loss of privacy or loss of light. No. 13 Mountview Avenue would be adequately from the development. However, the proposal would include an additional window on the side flank wall which would serve a bathroom. Plan Number: MS16012 states that the window would be frosted. A condition has been appended to the application for the window to be obscure glazed. Neighbouring dwellings numbers: 10 and 12 Oakwood Avenue and No. 63 New Woodfield Green would be sited to the rear of the site and would be sufficiently separated by some 3.4 metres from the shared rear boundary and there would be a further separation from the rear built form of these neighbours. Moreover, the proposed rear window at first floor level would provide a similar view to that of the existing fenestration on the rear elevation of the dwelling and would therefore not give rise to any further overlooking impacts.
All other neighbouring dwellings would be sufficiently separated from the proposal and as such there will be no impact to these neighbours.
The Council's Highways Officer was consulted on the application and commented that the works will not change the number of bedrooms within the dwelling, only enlarge them and as there are no changes proposed to the front of the dwelling, the existing parking layout will be considered like-for-like and deemed acceptable.
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 representation was received in relation to the proposed development.
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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)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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)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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