| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey detached dwellinghouse located on Calcutt Close, Dunstable. No. 16 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single storey front, side and rear extension with a dual pitched roof. The extension would have a proposed width of approximately 5.6 metres, a depth of 11.5 metres, an eaves height of 2.4 metres and a maximum height of 3.4 metres.
The proposed extension would have a significant footprint, approximately 35m2, however, the majority of the proposal, 21m2, would be built within the footprint of the existing garage which results in a modest increase in footprint. Therefore, the proposal is not considered to dominate the original dwelling in terms of bulk or volume and is considered a supporting addition and proportionate to the host dwelling. The extension would be readily visible within the street scene, however, as the extension would be modest in size and would have a pitched roof it is considered in keeping with the original dwelling and therefore, not considered to have a detrimental impact on the character and appearance of the area. In addition to this, there are a number of existing structures readily visible within the street scene of Calcutt Close which are similar to the proposal. Due to these factors, 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 extension is set on the boundary with the neighbouring property, 17 Calcutt Close, which is where the existing garage is located. The proposal would result in an increase in height, 3.4 metres up from 2.4 metres, however as the height is still moderate it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 15 Calcutt Close, would be well separated from the proposed extension as it would be set approximately 3.4 metres from the boundary. Due to this separation, the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The proposal would be visible from a number of properties within Calcutt Close, however, due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. All other neighbours are 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.
The proposal does not lead to any additional bedrooms or the removal of any parking provision on the site as the parking space within the garage will be retained as well as the sufficient space on the driveway. Therefore, adequate parking provision has been retained on site. Consequently, the proposal is therefore in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted as part of this application and raised no objection. Natural England were also consulted as part of this application, but no comments were received. The application was 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 Calcutt Close, Dunstable. No. 16 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single storey front, side and rear extension with a dual pitched roof. The extension would have a proposed width of approximately 5.6 metres, a depth of 11.5 metres, an eaves height of 2.4 metres and a maximum height of 3.4 metres.
The proposed extension would have a significant footprint, approximately 35m2, however, the majority of the proposal, 21m2, would be built within the footprint of the existing garage which results in a modest increase in footprint. Therefore, the proposal is not considered to dominate the original dwelling in terms of bulk or volume and is considered a supporting addition and proportionate to the host dwelling. The extension would be readily visible within the street scene, however, as the extension would be modest in size and would have a pitched roof it is considered in keeping with the original dwelling and therefore, not considered to have a detrimental impact on the character and appearance of the area. In addition to this, there are a number of existing structures readily visible within the street scene of Calcutt Close which are similar to the proposal. Due to these factors, 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 extension is set on the boundary with the neighbouring property, 17 Calcutt Close, which is where the existing garage is located. The proposal would result in an increase in height, 3.4 metres up from 2.4 metres, however as the height is still moderate it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 15 Calcutt Close, would be well separated from the proposed extension as it would be set approximately 3.4 metres from the boundary. Due to this separation, the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The proposal would be visible from a number of properties within Calcutt Close, however, due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. All other neighbours are 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.
The proposal does not lead to any additional bedrooms or the removal of any parking provision on the site as the parking space within the garage will be retained as well as the sufficient space on the driveway. Therefore, adequate parking provision has been retained on site. Consequently, the proposal is therefore in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted as part of this application and raised no objection. Natural England were also consulted as part of this application, but no comments were received. The application was 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. |
| 2
)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. |
| 3
)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. |
| 4
)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 |
| 5
)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). |
|
|---|