| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached bungalow located on Ridgeway Avenue, Dunstable. The proposal is for the erection of a single-storey rear extension and garage conversion with a new fibreglass flat roof. The rear extension would have a depth of 3.4m, a width of 7.35m, and a flat roof height of 2.59m.
The single storey rear extension 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 detrimental impact on the character and appearance of the area. Due to the setback from the dwelling and existing car port on the side elevation, the garage conversion and new proposed flat roof 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 detrimental impact on the character and appearance of the area.
The garage door on the existing front elevation of the detached garage would be changed to become a new window and door. 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 detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed rear extension is set 0.10m off the boundary with No.30 Ridgeway Avenue and would surpass the rear projection of this property by 3.4 metres. The rear extension would have a impact to loss of light to this neighbouring property (rear elevation). Under Permitted Development a 3m depth extension could be undertaken for this property and given the orientation of the dwellings the proposed 3.4m depth extension would not have significantly greater impact on loss of light to this neighbour than what can be achieved under Permitted Development. While it is accepted that the proposal would have a relatively large proposed depth given the Permitted Development fallback having the same level of impact this would not be considered so significant to warrant a reason for refusal. On balance, it is not considered that the single storey rear extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. The single storey rear extension is considerably set off the boundary to the southeast with No.26 Ridgeway Avenue. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other neighbouring properties are considered sufficiently separated.
The proposed garage conversion would be set adjacent to the boundary with No.26 Ridgeway Avenue. Given the existing built form on site, and the scale and design of the development it is not considered the garage conversion would result in any loss of light, loss of privacy or overbearing impact to this neighbouring property. All other properties are sufficiently separated from the garage conversion to ensure no significant impact would arise from the development.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and Section 11 of the Central Bedfordshire Design Guide.Reasons for granting:
The application site is a semi-detached bungalow located on Ridgeway Avenue, Dunstable. The proposal is for the erection of a single-storey rear extension and garage conversion with a new fibreglass flat roof. The rear extension would have a depth of 3.4m, a width of 7.35m, and a flat roof height of 2.59m.
The single storey rear extension 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 detrimental impact on the character and appearance of the area. Due to the setback from the dwelling and existing car port on the side elevation, the garage conversion and new proposed flat roof 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 detrimental impact on the character and appearance of the area.
The garage door on the existing front elevation of the detached garage would be changed to become a new window and door. 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 detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed rear extension is set 0.10m off the boundary with No.30 Ridgeway Avenue and would surpass the rear projection of this property by 3.4 metres. The rear extension would have a impact to loss of light to this neighbouring property (rear elevation). Under Permitted Development a 3m depth extension could be undertaken for this property and given the orientation of the dwellings the proposed 3.4m depth extension would not have significantly greater impact on loss of light to this neighbour than what can be achieved under Permitted Development. While it is accepted that the proposal would have a relatively large proposed depth given the Permitted Development fallback having the same level of impact this would not be considered so significant to warrant a reason for refusal. On balance, it is not considered that the single storey rear extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. The single storey rear extension is considerably set off the boundary to the southeast with No.26 Ridgeway Avenue. Given the orientation of the dwellings, scale of proposal and separation distance between the two properties there would be no significant impact on neighbouring amenity. It is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour. All other neighbouring properties are considered sufficiently separated.
The proposed garage conversion would be set adjacent to the boundary with No.26 Ridgeway Avenue. Given the existing built form on site, and the scale and design of the development it is not considered the garage conversion would result in any loss of light, loss of privacy or overbearing impact to this neighbouring property. All other properties are sufficiently separated from the garage conversion to ensure no significant impact would arise from the development.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and Section 11 of the Central Bedfordshire Design Guide. |
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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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)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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)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 that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting the Streetworks Manager, Central Bedfordshire Council, by contacting the Highways Helpdesk 0300 300 8301.The applicant is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained by contacting the Streetworks Manager, Central Bedfordshire Council, by contacting the Highways Helpdesk 0300 300 8301. |
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)The applicant is advised that the storage of materials associated with the construction of this development should take place within the site and not extend into or within the public highway without authorisation from the highway authority. If necessary, the applicant should contact the Streetworks Manager, Central Bedfordshire Council, by contacting the Highways helpdesk 0300 300 8301.The applicant is advised that the storage of materials associated with the construction of this development should take place within the site and not extend into or within the public highway without authorisation from the highway authority. If necessary, the applicant should contact the Streetworks Manager, Central Bedfordshire Council, by contacting the Highways helpdesk 0300 300 8301. |
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