| Informative Notes: | | 1
)Reasons for Granting
The application site comprises of a two-storey detached dwellinghouse in Dunstable. 99 Chiltern Road occupies a corner plot at the junction of Chiltern Road and Beech Green. Planning permission is sought for the erection of a first floor rear and side extension. The proposed first floor side extension would measure approximately 2.42m in depth and 4.27m width. The proposed first floor rear extension would have a depth of approximately 2.5m to the north and 1.65 metres to the south, with an overall width of approximately 10.27m. As a result of the proposed rear extension, the roof of the existing single storey rear extension would be altered from a lean-to pitch to a flat roof. Since the dwelling is sited on a corner plot, the proposed development would be visible to the public realm from Chiltern Road and Beech Green.
Section 11.23 of the Central Bedfordshire Design Guide seeks to ensure that extensions are set back from the front elevation by at least 300mm and the ridge height dropped to lower than the main ridge. However, the original scheme did not achieve any set backs to the ridge level. As such, the proposal did not achieve the required level of subservience and appeared visually bulky and disproportionate to the existing dwelling. Following discussions with the Planning Agent, a revised scheme was agreed which is considered to overcome these matters. The proposed extension would achieve a set back of approximately 1.12 metres from the front elevation and has been sufficiently set down from the main ridge at both the side and rear. In the absence of a roof plan, the Planning Agent has confirmed that the revised scheme does not include any flat-roofed elements at the first floor level. The proposal would be constructed of materials to match the existing dwellinghouse and as such, would be sympathetic to the character and appearance of the existing dwelling and the surrounding area.
The proposal also seeks to convert the existing garage into a study and WC/shower room. Due to the scale and nature of the works, it is likely that the development could be carried out under permitted development. The proposed conversion works would be mostly internal, aside from the replacement of the existing garage door with a window of a similar style and design to the existing dwelling. Overall, it is not considered that the proposed works would cause material harm to the character and appearance of the area.
The application site shares a boundary with No.101 Chiltern Road to the south. The Central Bedfordshire Design Guide outlines that a minimum 1 metre distance from the common boundary should be maintained at first floor height. The proposed first floor rear extension would be sited approximately 0.65 metres from the shared boundary. However, the extension would be flush with the existing side elevation, which already sits 0.65 metres from the boundary. Additionally, No.101's driveway runs alongside the boundary, offering a degree of separation between these properties. The proposed extension would project a modest 1.65 metres adjacent to the boundary line. Due to its scale, design and siting (in terms of proximity to boundary and/or relationship with No.101), it is not considered that the proposal would result in an unacceptable loss of light, overbearing impact and loss of privacy.
No.1 Beech Green is sited to the rear (west) of the site. These properties share a rear and side relationship. No.1 is set further back from the public highway and therefore, the rear elevation of the site mostly faces onto No.1's front driveway. The proposed first floor rear extension would be situated aproximately 20.2 metres away from the boundary line, achieving an appropriate level of separation. In the interests of this neighbour's amenity, it is considered reasonable to condition that the proposed first floor rear window serving a bathroom is fitted with obscure glazing. Overall, it is not considered that the proposal would exacerbate the existing relationship between these neighbouring properties by way of overbearing impact, overlooking and a loss of privacy.
The application site is separated from No.97 Chiltern Road by the public highway, Beech Green. Due to the separation distances achieved, it is not considered that the proposal would cause harm to this neighbour by way of overbearing impact or a loss of light. In the interests of this neighbour's amenity, it is considered reasonable to condition that the proposed first floor side (north) window serving a WC is fitted with obscure glazing.
The Highways Officer has objected to the application due to a shortfall in off-road parking provision. Since the property would increase from a 4 to a 5 bedroom property, 4 off-road parking spaces are required in accordance with the Parking Standards for New Developments SPD. The proposal demonstrates 3 off-road parking spaces. Whilst the development would be contrary to the parking standards, it is not considered that the displacement of one off-road parking space would cause significant harm to highway safety to warrant the refusal of this application. Therefore, on the basis of the scale and nature of the development, adequate parking would be retained which would not result in a significant hazard to users of the highway.
Dunstable Town Council raised no objection to the proposed development. Natural England were consulted but no comments were received.
The application was subject to public consultation in which no comments were received.
Overall, the proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD and Section 12 of the NPPF.Reasons for Granting
The application site comprises of a two-storey detached dwellinghouse in Dunstable. 99 Chiltern Road occupies a corner plot at the junction of Chiltern Road and Beech Green. Planning permission is sought for the erection of a first floor rear and side extension. The proposed first floor side extension would measure approximately 2.42m in depth and 4.27m width. The proposed first floor rear extension would have a depth of approximately 2.5m to the north and 1.65 metres to the south, with an overall width of approximately 10.27m. As a result of the proposed rear extension, the roof of the existing single storey rear extension would be altered from a lean-to pitch to a flat roof. Since the dwelling is sited on a corner plot, the proposed development would be visible to the public realm from Chiltern Road and Beech Green.
Section 11.23 of the Central Bedfordshire Design Guide seeks to ensure that extensions are set back from the front elevation by at least 300mm and the ridge height dropped to lower than the main ridge. However, the original scheme did not achieve any set backs to the ridge level. As such, the proposal did not achieve the required level of subservience and appeared visually bulky and disproportionate to the existing dwelling. Following discussions with the Planning Agent, a revised scheme was agreed which is considered to overcome these matters. The proposed extension would achieve a set back of approximately 1.12 metres from the front elevation and has been sufficiently set down from the main ridge at both the side and rear. In the absence of a roof plan, the Planning Agent has confirmed that the revised scheme does not include any flat-roofed elements at the first floor level. The proposal would be constructed of materials to match the existing dwellinghouse and as such, would be sympathetic to the character and appearance of the existing dwelling and the surrounding area.
The proposal also seeks to convert the existing garage into a study and WC/shower room. Due to the scale and nature of the works, it is likely that the development could be carried out under permitted development. The proposed conversion works would be mostly internal, aside from the replacement of the existing garage door with a window of a similar style and design to the existing dwelling. Overall, it is not considered that the proposed works would cause material harm to the character and appearance of the area.
The application site shares a boundary with No.101 Chiltern Road to the south. The Central Bedfordshire Design Guide outlines that a minimum 1 metre distance from the common boundary should be maintained at first floor height. The proposed first floor rear extension would be sited approximately 0.65 metres from the shared boundary. However, the extension would be flush with the existing side elevation, which already sits 0.65 metres from the boundary. Additionally, No.101's driveway runs alongside the boundary, offering a degree of separation between these properties. The proposed extension would project a modest 1.65 metres adjacent to the boundary line. Due to its scale, design and siting (in terms of proximity to boundary and/or relationship with No.101), it is not considered that the proposal would result in an unacceptable loss of light, overbearing impact and loss of privacy.
No.1 Beech Green is sited to the rear (west) of the site. These properties share a rear and side relationship. No.1 is set further back from the public highway and therefore, the rear elevation of the site mostly faces onto No.1's front driveway. The proposed first floor rear extension would be situated aproximately 20.2 metres away from the boundary line, achieving an appropriate level of separation. In the interests of this neighbour's amenity, it is considered reasonable to condition that the proposed first floor rear window serving a bathroom is fitted with obscure glazing. Overall, it is not considered that the proposal would exacerbate the existing relationship between these neighbouring properties by way of overbearing impact, overlooking and a loss of privacy.
The application site is separated from No.97 Chiltern Road by the public highway, Beech Green. Due to the separation distances achieved, it is not considered that the proposal would cause harm to this neighbour by way of overbearing impact or a loss of light. In the interests of this neighbour's amenity, it is considered reasonable to condition that the proposed first floor side (north) window serving a WC is fitted with obscure glazing.
The Highways Officer has objected to the application due to a shortfall in off-road parking provision. Since the property would increase from a 4 to a 5 bedroom property, 4 off-road parking spaces are required in accordance with the Parking Standards for New Developments SPD. The proposal demonstrates 3 off-road parking spaces. Whilst the development would be contrary to the parking standards, it is not considered that the displacement of one off-road parking space would cause significant harm to highway safety to warrant the refusal of this application. Therefore, on the basis of the scale and nature of the development, adequate parking would be retained which would not result in a significant hazard to users of the highway.
Dunstable Town Council raised no objection to the proposed development. Natural England were consulted but no comments were received.
The application was subject to public consultation in which no comments were received.
Overall, the proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD and Section 12 of the NPPF. |
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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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)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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)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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