| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey detached dwellinghouse located on Dale Road, Dunstable. No.25 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design. The proposal consists of the erection of a single storey side and rear extension with a flat roof and two roof lanterns. The proposal would also make minor alterations to the pitched roof of the garage, the pitch would be unchanged from the front elevation but would be replaced with a flat roof behind the initial pitch. The extension would have a proposed width of approximately 5.1 metres, a depth of 4.3 metres, an eaves height of 2.8 metres and a maximum height of 3.1 metres.
The proposal would result in a modest increase in footprint, approximately 11.2m2, as part of the proposal would replace an existing structure to the rear of the property, and therefore, the proposal would be considered modest in scale and proportionate to the host dwelling. The extension would not be readily visible within the street scene and is therefore not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the single storey extension is set on the boundary with the neighbouring property, 27 Dale Road, which does have a window that the proposal would be close to, separated approximately 1 metre, and could potentially cause a loss of light. The proposal has been demonstrated to not meet the 25 degree rule on the plans as part of the proposal is above the 25 degree line, however, this is only minimal. In addition to this, the window in question serves a bathroom and therefore is not considered a habitable room, due to this, it is not considered that the proposal would result in an unacceptable loss of light or have a detrimental impact on the residential amenities of this neighbour. The attached neighbouring property, 23 Dale Road, would be well separated from the proposal as the nearest point would be set approximately 3.4 metres from the property and, therefore, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are considered sufficiently separated from the proposed development 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.
Dunstable Town Council were consulted as part of this application and no comments were received. The application was also subject to a public consultation and no comments were received.
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.Reasons for granting
The application site is a two-storey detached dwellinghouse located on Dale Road, Dunstable. No.25 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design. The proposal consists of the erection of a single storey side and rear extension with a flat roof and two roof lanterns. The proposal would also make minor alterations to the pitched roof of the garage, the pitch would be unchanged from the front elevation but would be replaced with a flat roof behind the initial pitch. The extension would have a proposed width of approximately 5.1 metres, a depth of 4.3 metres, an eaves height of 2.8 metres and a maximum height of 3.1 metres.
The proposal would result in a modest increase in footprint, approximately 11.2m2, as part of the proposal would replace an existing structure to the rear of the property, and therefore, the proposal would be considered modest in scale and proportionate to the host dwelling. The extension would not be readily visible within the street scene and is therefore not considered to have a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the single storey extension is set on the boundary with the neighbouring property, 27 Dale Road, which does have a window that the proposal would be close to, separated approximately 1 metre, and could potentially cause a loss of light. The proposal has been demonstrated to not meet the 25 degree rule on the plans as part of the proposal is above the 25 degree line, however, this is only minimal. In addition to this, the window in question serves a bathroom and therefore is not considered a habitable room, due to this, it is not considered that the proposal would result in an unacceptable loss of light or have a detrimental impact on the residential amenities of this neighbour. The attached neighbouring property, 23 Dale Road, would be well separated from the proposal as the nearest point would be set approximately 3.4 metres from the property and, therefore, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are considered sufficiently separated from the proposed development 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.
Dunstable Town Council were consulted as part of this application and no comments were received. The application was also subject to a public consultation and no comments were received.
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. |
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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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)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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