| Informative Notes: | | 1
)Reason for granting:
The application site is a two-storey detached dwelling located on Kingsbury Avenue in Dunstable. No. 1 is constructed of brickwork with a tiled pitched roof surrounded by properties varying in design. The proposal is for a front porch that would extend approximately 1.5 metres forward of the existing principal elevation and would have a width 2.6 metres. The proposal would have a pitched roof with an eaves height of approximately 2.7 metres and a highest point measuring 3.4 metres.
As this is modest in size it is considered to be of an appropriate scale and would be visually subservient to the main dwelling and proportionate to the plot. There are front porches readily visible within the street scene, at numbers 4 & 7 Kingsbury Avenue, with the front porch at number 7 being very similar in size and scale to the proposal. It is therefore considered that the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area and is considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposed front porch would be separated at least 3 metres from the boundaries with the two neighbouring properties, 3 Kingsbury Avenue & Gra Dor, due to this separation it is not considered that the proposal would have a material impact on the residential amenities of these neighbours. The proposal would be visible from the properties opposite the application site, 2, 4 & 6 Kingsbury Avenue, however due to the small scale of the proposal, it is not considered that there would be any material impact on the residential amenities of these properties. All other properties are considered sufficiently separated from the proposal for there to be any material impact. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
In terms of parking, the proposal would not result in the loss of an off-street parking space, therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Dunstable Town Council were consulted on this application and had no objections. Natural England were consulted as part of this application, but no comments were received. The application was also subject to public consultation and no representations were received.
During the course of this application amended plans were submitted to reduce the size of the red line boundary of the main dwelling. As the amendments were minor and reduced the red line plan, and a site notice had already been displayed, a reconsultation was not considered necessary in this instance.
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.Reason for granting:
The application site is a two-storey detached dwelling located on Kingsbury Avenue in Dunstable. No. 1 is constructed of brickwork with a tiled pitched roof surrounded by properties varying in design. The proposal is for a front porch that would extend approximately 1.5 metres forward of the existing principal elevation and would have a width 2.6 metres. The proposal would have a pitched roof with an eaves height of approximately 2.7 metres and a highest point measuring 3.4 metres.
As this is modest in size it is considered to be of an appropriate scale and would be visually subservient to the main dwelling and proportionate to the plot. There are front porches readily visible within the street scene, at numbers 4 & 7 Kingsbury Avenue, with the front porch at number 7 being very similar in size and scale to the proposal. It is therefore considered that the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area and is considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
The proposed front porch would be separated at least 3 metres from the boundaries with the two neighbouring properties, 3 Kingsbury Avenue & Gra Dor, due to this separation it is not considered that the proposal would have a material impact on the residential amenities of these neighbours. The proposal would be visible from the properties opposite the application site, 2, 4 & 6 Kingsbury Avenue, however due to the small scale of the proposal, it is not considered that there would be any material impact on the residential amenities of these properties. All other properties are considered sufficiently separated from the proposal for there to be any material impact. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.
In terms of parking, the proposal would not result in the loss of an off-street parking space, therefore, the proposal is considered acceptable in terms of parking and highway safety in accordance with Sections 9 and 12 of the NPPF, Policies T2 and T3 of the Central Bedfordshire Local Plan and the Parking Standards for New Developments supplementary planning document.
Dunstable Town Council were consulted on this application and had no objections. Natural England were consulted as part of this application, but no comments were received. The application was also subject to public consultation and no representations were received.
During the course of this application amended plans were submitted to reduce the size of the red line boundary of the main dwelling. As the amendments were minor and reduced the red line plan, and a site notice had already been displayed, a reconsultation was not considered necessary in this instance.
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
)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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)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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)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 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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