| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached property located on Walgrave Road, Dunstable. The application seeks permission for a single storey front and side extensions, part single storey rear extension and part two storey rear and side extension.
The proposed two storey rear and side extension would be partially visible to the streetscene, extending 1.15m past the existing first floor of the dwelling. It would be set well below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling. The proposed part single-storey rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
The proposed single storey front extension would be visible to the streetscene however it would not extend beyond the existing front porch. Given the scale and design of the proposed front extension it would remain proportionate to the property. The proposed side extension would be visible to the streetscene, providing a wall and garage style door in a location that is currently a fence. It is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The side and front extensions are set to have a mono-pitched roof to the front elevation and this will mirror the existing design of the porch.
In terms of neighbouring amenity, the rear extension is set slightly off the shared boundary with No.26 Walgrave Road. The proposal would be single storey at this point with a flat roof height of 2.84m. The single storey rear extension would have a limited impact on the light to this neighbouring properties rear window. However, given the existing built form on site and flat roof design of the proposal it would not be considered so significant to warrant a reason for refusal. The two storey element is set off the boundary by 2.5m. The two-storey extension would comply with the 45 degree guidance used for assessing loss of light. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. Whilst there would be an increase in built form on the application site, it is not considered the proposal would result in any loss of privacy or overbearing impact to this neighbour.
The proposed two storey rear and side extension is set approx. 2.3m off the shared boundary with neighbouring property No.30 Walgrave Road. The proposed extensions would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.30's habitable rooms at both the first floor and ground floor. It is therefore considered that there would be no detrimental impact on this neighbouring property in terms of loss of light The part single storey aspect of the proposal would be screened from view by the built form of the existing dwelling and would not result in an adverse impact on the residential amenity of occupants of this neighbouring dwellings, by way of an overbearing impact, loss of light or loss of outlook. One first-floor windows is located on the side elevation of the dwelling, facing this neighbouring dwelling serving bathrooms. A condition would be included to ensure these are obscure-glazed.
The proposed single storey side extension would be set on the boundary with No.30 Walgrave Road. Given the proposal's single storey nature and its modest flat roof design it is not considered that the single storey side extension would result in any loss of privacy or overbearing impact to this neighbour. The front extension is set near the boundary of No.26 Walgrave Road however due to its small scale it is not considered that the proposal would lead to significant impact upon the neighbouring amenity enjoyed by this neighbour. All other properties are sufficiently separated from the front extension.
The proposal would not be increasing the number of bedrooms at the property, nor would it affect the existing parking arrangements and as such is not considered to cause a detrimental impact to the highway.
One comment was received in the public consultation in support of this application, and the Town Council raised no objections.
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 property located on Walgrave Road, Dunstable. The application seeks permission for a single storey front and side extensions, part single storey rear extension and part two storey rear and side extension.
The proposed two storey rear and side extension would be partially visible to the streetscene, extending 1.15m past the existing first floor of the dwelling. It would be set well below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling. The proposed part single-storey rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
The proposed single storey front extension would be visible to the streetscene however it would not extend beyond the existing front porch. Given the scale and design of the proposed front extension it would remain proportionate to the property. The proposed side extension would be visible to the streetscene, providing a wall and garage style door in a location that is currently a fence. It is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The side and front extensions are set to have a mono-pitched roof to the front elevation and this will mirror the existing design of the porch.
In terms of neighbouring amenity, the rear extension is set slightly off the shared boundary with No.26 Walgrave Road. The proposal would be single storey at this point with a flat roof height of 2.84m. The single storey rear extension would have a limited impact on the light to this neighbouring properties rear window. However, given the existing built form on site and flat roof design of the proposal it would not be considered so significant to warrant a reason for refusal. The two storey element is set off the boundary by 2.5m. The two-storey extension would comply with the 45 degree guidance used for assessing loss of light. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. Whilst there would be an increase in built form on the application site, it is not considered the proposal would result in any loss of privacy or overbearing impact to this neighbour.
The proposed two storey rear and side extension is set approx. 2.3m off the shared boundary with neighbouring property No.30 Walgrave Road. The proposed extensions would pass the 45 degree rule of light outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.30's habitable rooms at both the first floor and ground floor. It is therefore considered that there would be no detrimental impact on this neighbouring property in terms of loss of light The part single storey aspect of the proposal would be screened from view by the built form of the existing dwelling and would not result in an adverse impact on the residential amenity of occupants of this neighbouring dwellings, by way of an overbearing impact, loss of light or loss of outlook. One first-floor windows is located on the side elevation of the dwelling, facing this neighbouring dwelling serving bathrooms. A condition would be included to ensure these are obscure-glazed.
The proposed single storey side extension would be set on the boundary with No.30 Walgrave Road. Given the proposal's single storey nature and its modest flat roof design it is not considered that the single storey side extension would result in any loss of privacy or overbearing impact to this neighbour. The front extension is set near the boundary of No.26 Walgrave Road however due to its small scale it is not considered that the proposal would lead to significant impact upon the neighbouring amenity enjoyed by this neighbour. All other properties are sufficiently separated from the front extension.
The proposal would not be increasing the number of bedrooms at the property, nor would it affect the existing parking arrangements and as such is not considered to cause a detrimental impact to the highway.
One comment was received in the public consultation in support of this application, and the Town Council raised no objections.
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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)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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