| Informative Notes: | | 1
)Reasons For Granting,
The property is a two storey semi-detached dwelling located on Mountview Avenue in Dunstable. The proposal consists of the demolition of an existing rear conservatory detached garage, to make room for the erection of a single storey rear extension. This proposal would measure a width of 5m, and a flat roof measuring a height of 3m. The proposal would be stepped, measuring 6m at its deepest and 4m at its shallowest. Two rooflights are proposed to be set into the roofslope of this proposal, which would be finished in render.
Through discussion with the applicant, the original extension measured 6m in depth across the width of the proposal, however this has been amended to a stepped design. This revision is considered to improve the proposal with regards to the impacts on neighbouring amenities.
The proposal would be located to the rear of the property, and would not be visible to the streetscene. Additionally, rear projections to other properties across Mountview Avenue are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. Overall the proposal, although noted to be of substantial size, would not lead to detrimental impacts on the character and appearance of the surrounding area.
The proposed rear extension would remain separated from the detached neighbour (20 Mountview Avenue), with this separation distance noted to be increased due to the removal of the existing garage along the boundary with this neighbour. Therefore, no overlooking impacts are expected to occur from the introduction of this proposal.
The proposal would increase built form close to the boundary of the attached neighbour (24 Mountview Avenue). Although the proposal would be a substantial addition in close proximity to this adjacent neighbour, it remains set off the boundary by some 0.5m (approx.) with substantial boundary treatment between the two properties. Furthermore, due to the stepped nature of this proposal, the shallower (4m) element of the proposal located within the proximity of this neighbour. Therefore, the impacts of this proposal would be sufficiently reduced, and as such the proposal would not detrimentally harm the residential amenities of this neighbouring property.
All other properties remain sufficiently separated from the application site for there to be any material impact.
The proposal does not lead to the creation of any additional bedrooms, and therefore no additional parking spaces need to be provided within this application. Although the garage is to be removed from the application site, adequate parking provision still remains to the front and side of the main dwellinghouse. As such, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted on this application and raised no objection. This application was also subject to a public and neighbour consultation and .no representations were received.
Given the siting, design and scale of the proposal it is considered that this application would not lead to any detrimental impacts on the character and appearance of the surrounding area, and would not lead to any detrimental impacts on the residential amenities of neighbouring properties. Therefore the proposal would be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide.Reasons For Granting,
The property is a two storey semi-detached dwelling located on Mountview Avenue in Dunstable. The proposal consists of the demolition of an existing rear conservatory detached garage, to make room for the erection of a single storey rear extension. This proposal would measure a width of 5m, and a flat roof measuring a height of 3m. The proposal would be stepped, measuring 6m at its deepest and 4m at its shallowest. Two rooflights are proposed to be set into the roofslope of this proposal, which would be finished in render.
Through discussion with the applicant, the original extension measured 6m in depth across the width of the proposal, however this has been amended to a stepped design. This revision is considered to improve the proposal with regards to the impacts on neighbouring amenities.
The proposal would be located to the rear of the property, and would not be visible to the streetscene. Additionally, rear projections to other properties across Mountview Avenue are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. Overall the proposal, although noted to be of substantial size, would not lead to detrimental impacts on the character and appearance of the surrounding area.
The proposed rear extension would remain separated from the detached neighbour (20 Mountview Avenue), with this separation distance noted to be increased due to the removal of the existing garage along the boundary with this neighbour. Therefore, no overlooking impacts are expected to occur from the introduction of this proposal.
The proposal would increase built form close to the boundary of the attached neighbour (24 Mountview Avenue). Although the proposal would be a substantial addition in close proximity to this adjacent neighbour, it remains set off the boundary by some 0.5m (approx.) with substantial boundary treatment between the two properties. Furthermore, due to the stepped nature of this proposal, the shallower (4m) element of the proposal located within the proximity of this neighbour. Therefore, the impacts of this proposal would be sufficiently reduced, and as such the proposal would not detrimentally harm the residential amenities of this neighbouring property.
All other properties remain sufficiently separated from the application site for there to be any material impact.
The proposal does not lead to the creation of any additional bedrooms, and therefore no additional parking spaces need to be provided within this application. Although the garage is to be removed from the application site, adequate parking provision still remains to the front and side of the main dwellinghouse. As such, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted on this application and raised no objection. This application was also subject to a public and neighbour consultation and .no representations were received.
Given the siting, design and scale of the proposal it is considered that this application would not lead to any detrimental impacts on the character and appearance of the surrounding area, and would not lead to any detrimental impacts on the residential amenities of neighbouring properties. Therefore the proposal would be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and 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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)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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