| Informative Notes: | | 1
)Reasons for Granting
The application site comprises of a two-storey, semi-detached dwelling in Dunstable. 18 Kirkstone Drive is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The application seeks planning permission for the erection of a single storey rear extension with rooflights following the removal of an existing conservatory. The proposed extension would measure approximately 2.5 metres in depth, 6.3 metres in width and 3.5 metres in overall height.
The proposal would be sited to the rear of the dwellinghouse and would not be readily visible to the streetscene. There appears to be an existing pattern of single storey rear extensions on Kirkstone Drive, as evidenced at No.20. As such, the proposal would be in keeping with the existing grain of development. The proposal is considered appropriate in scale and design having regard to siting and location. The proposed extension is of a modest, single storey design which is proportionate to the original dwelling and harmonises with its existing built form. The proposal would be constructed of materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The application site shares a boundary with No.20 Kirkstone Drive to the west. The proposed extension would be sited adjacent to the boundary line with No.20 and would replace the built form of the existing conservatory which has a depth of approximately 2.4 metres. No.20 also benefits from a single storey rear extension of a similar depth (approximately 2.4 metres) along the shared boundary line. It is considered that the proposal would result in a modest increase in built form along the shared boundary which is not considered to result in an unacceptable loss of light, overbearing impact, loss of privacy or overlooking concerns.
The application site shares a boundary with No.16 Kirkstone Drive to the east. The proposed extension would be sufficiently separated from the shared boundary with No.16 and as such would not unduly impact this neighbouring property by way of loss of light, loss of privacy, overbearing impact or overlooking concerns. All other neighbouring properties would be sufficiently removed from the proposed development and as such would not be adversely impacted.
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.
Dunstable Town Council raise no objection to the application. Natural England were consulted but no comments were received.
The application was subject to public consultation and no representations were received.
Overall, the proposed development would accord with Policies HQ1, T2 and T3 of the Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, Section 12 of the NPPF and the Parking Standards for New Developments SPD.Reasons for Granting
The application site comprises of a two-storey, semi-detached dwelling in Dunstable. 18 Kirkstone Drive is constructed of brickwork with a pitched tiled roof and is surrounded by dwellings of a similar style, scale and design. The application seeks planning permission for the erection of a single storey rear extension with rooflights following the removal of an existing conservatory. The proposed extension would measure approximately 2.5 metres in depth, 6.3 metres in width and 3.5 metres in overall height.
The proposal would be sited to the rear of the dwellinghouse and would not be readily visible to the streetscene. There appears to be an existing pattern of single storey rear extensions on Kirkstone Drive, as evidenced at No.20. As such, the proposal would be in keeping with the existing grain of development. The proposal is considered appropriate in scale and design having regard to siting and location. The proposed extension is of a modest, single storey design which is proportionate to the original dwelling and harmonises with its existing built form. The proposal would be constructed of materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The application site shares a boundary with No.20 Kirkstone Drive to the west. The proposed extension would be sited adjacent to the boundary line with No.20 and would replace the built form of the existing conservatory which has a depth of approximately 2.4 metres. No.20 also benefits from a single storey rear extension of a similar depth (approximately 2.4 metres) along the shared boundary line. It is considered that the proposal would result in a modest increase in built form along the shared boundary which is not considered to result in an unacceptable loss of light, overbearing impact, loss of privacy or overlooking concerns.
The application site shares a boundary with No.16 Kirkstone Drive to the east. The proposed extension would be sufficiently separated from the shared boundary with No.16 and as such would not unduly impact this neighbouring property by way of loss of light, loss of privacy, overbearing impact or overlooking concerns. All other neighbouring properties would be sufficiently removed from the proposed development and as such would not be adversely impacted.
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.
Dunstable Town Council raise no objection to the application. Natural England were consulted but no comments were received.
The application was subject to public consultation and no representations were received.
Overall, the proposed development would accord with Policies HQ1, T2 and T3 of the Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, Section 12 of the NPPF and the Parking Standards for New Developments SPD. |
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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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)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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