| Informative Notes: | | 1
)Reasons for granting:
The application site is an end terrace dwelling located on Houghton Road, Dunstable. The proposal is for a loft conversion with rear dormer. The rear dormer will have a depth of 3.82m, a width of 2.95m and a flat roof height of 2.4m.
The property occupies a prominent location within the existing street scene, on a corner plot between Houghton Road and Olma Road. Given the location of the loft conversion and rear dormer they would be visible within the streetscene. They are considered proportionate in scale to the dwelling, and are not considered to have a material impact on the character and appearance of the area. The proposed rooflights would be visible within the streetscene however they are considered small and modest in scale and would not be considered to result in harm to 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 second floor side fenestration would be visible to the streetscene along Olma Road but would be proportionate in scale. Overall, the fenestration changes are 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 dormer due to its positioning in relation to No.66 Houghton Road would lead to potential oblique views over the private amenity space. However, given the existing built form on site and the neighbouring property this is not so significant to warrant a reason for refusal. It is not considered that the rear dormer, due to orientation and the scale of the proposal would result in any loss of light or overbearing impact to this neighbour. All other neighbours are considered sufficiently separated from the rear dormer. The works to convert the roof space are of a scale and design that would not result in an overbearing impact, a loss of light or a loss of privacy to any neighbouring dwelling.
There is a new proposed window that is obscure glazed on the side elevation, east facing of the property. This would face the side elevation of No.68A Houghton Road, on the opposite side of Olma Road, the window would serve a non habitable room. Due to there being existing windows on this elevation and the window being obscured glazed it would not result in additional overlooking and a loss of privacy for this neighbouring property.
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 therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Town Council were consulted on the application and have raised no objections. The Ecology team were consulted on this application and they raised no objection but advised the applicant 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 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 an end terrace dwelling located on Houghton Road, Dunstable. The proposal is for a loft conversion with rear dormer. The rear dormer will have a depth of 3.82m, a width of 2.95m and a flat roof height of 2.4m.
The property occupies a prominent location within the existing street scene, on a corner plot between Houghton Road and Olma Road. Given the location of the loft conversion and rear dormer they would be visible within the streetscene. They are considered proportionate in scale to the dwelling, and are not considered to have a material impact on the character and appearance of the area. The proposed rooflights would be visible within the streetscene however they are considered small and modest in scale and would not be considered to result in harm to 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 second floor side fenestration would be visible to the streetscene along Olma Road but would be proportionate in scale. Overall, the fenestration changes are 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 dormer due to its positioning in relation to No.66 Houghton Road would lead to potential oblique views over the private amenity space. However, given the existing built form on site and the neighbouring property this is not so significant to warrant a reason for refusal. It is not considered that the rear dormer, due to orientation and the scale of the proposal would result in any loss of light or overbearing impact to this neighbour. All other neighbours are considered sufficiently separated from the rear dormer. The works to convert the roof space are of a scale and design that would not result in an overbearing impact, a loss of light or a loss of privacy to any neighbouring dwelling.
There is a new proposed window that is obscure glazed on the side elevation, east facing of the property. This would face the side elevation of No.68A Houghton Road, on the opposite side of Olma Road, the window would serve a non habitable room. Due to there being existing windows on this elevation and the window being obscured glazed it would not result in additional overlooking and a loss of privacy for this neighbouring property.
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 therefore be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The Town Council were consulted on the application and have raised no objections. The Ecology team were consulted on this application and they raised no objection but advised the applicant 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 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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