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)Reasons for Granting
The application site comprises of a 1.5 storey, semi linked detached dwellinghouse in Dunstable. 19 Weatherby 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 measuring approximately 7.63 metres in overall width, 2.53 metres in depth to the northeast side elevation, 4.75 metres in depth to the southwest side elevation and 2.9 metres in overall height.
The proposal also seeks to partially convert the existing garage into a shower room. Due to the scale and nature of the works, it is likely that the development could be carried out under permitted development. Overall, the proposed conversion works would be internal and are not considered to have a material impact on the character and appearance of the area.
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 Weatherby, as evidenced by neighbouring property No.21. As such, the proposal would be in-keeping with the existing grain of development. The proposal 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 dwelling and as such, would be sympathetic to the character and appearance of the existing dwellinghouse and surrounding area.
The application site shares a boundary with No.17 Weatherby to the northeast. There is an existing level of built form adjacent to the shared boundary with No.17. The proposal would extend this built form by approximately 2.30 metres. This is considered to be a modest addition which would not exacerbate the existing relationship between these neighbouring properties by way of overbearing impact or loss of outlook. Due to the scale and design of the proposed extension and the separation distance achieved from the built form of No.17, it is not considered that the proposal would result in an unacceptable loss of light. There would be no fenestrations on the northeastern side elevation which would result in a loss of privacy or overlooking concerns.
No.21 Weatherby is located to the southwest of the application site. Whilst the proposal would have a greater depth of approximately 4.75 metres along the shared boundary line, this neighbour benefits from an existing single storey rear extension with a depth of approximately 2.20 metres. The proposal would project approximately 2.53 metres forward of the built form of this existing extension. In respect of the 45 degree guidance, it is considered that the proposal would fail the horizontal line but pass the vertical line in relation to the adjacent patio doors. It is acknowledged that the proposal is likely to result in some loss of light. However, it would not be significant to warrant a reason for refusal. By virtue of its scale, siting and design, it is not considered that the proposal would result in unacceptable harm to this neighbouring property by way of overbearing impact, loss of privacy or overlooking.
All other immediate neighbouring properties would not be adversely impacted.
Whilst the partial conversion of the garage may result in a loss of parking, it is considered that ample off-road parking provision can still be achieved on the existing driveway of the site. Therefore, 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 raised no objection to the proposed development. Natural England were consulted but no comments were received.
The application was subject to public consultation in which no comments were received.
Overall, the proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD and Section 12 of the NPPF.Reasons for Granting
The application site comprises of a 1.5 storey, semi linked detached dwellinghouse in Dunstable. 19 Weatherby 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 measuring approximately 7.63 metres in overall width, 2.53 metres in depth to the northeast side elevation, 4.75 metres in depth to the southwest side elevation and 2.9 metres in overall height.
The proposal also seeks to partially convert the existing garage into a shower room. Due to the scale and nature of the works, it is likely that the development could be carried out under permitted development. Overall, the proposed conversion works would be internal and are not considered to have a material impact on the character and appearance of the area.
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 Weatherby, as evidenced by neighbouring property No.21. As such, the proposal would be in-keeping with the existing grain of development. The proposal 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 dwelling and as such, would be sympathetic to the character and appearance of the existing dwellinghouse and surrounding area.
The application site shares a boundary with No.17 Weatherby to the northeast. There is an existing level of built form adjacent to the shared boundary with No.17. The proposal would extend this built form by approximately 2.30 metres. This is considered to be a modest addition which would not exacerbate the existing relationship between these neighbouring properties by way of overbearing impact or loss of outlook. Due to the scale and design of the proposed extension and the separation distance achieved from the built form of No.17, it is not considered that the proposal would result in an unacceptable loss of light. There would be no fenestrations on the northeastern side elevation which would result in a loss of privacy or overlooking concerns.
No.21 Weatherby is located to the southwest of the application site. Whilst the proposal would have a greater depth of approximately 4.75 metres along the shared boundary line, this neighbour benefits from an existing single storey rear extension with a depth of approximately 2.20 metres. The proposal would project approximately 2.53 metres forward of the built form of this existing extension. In respect of the 45 degree guidance, it is considered that the proposal would fail the horizontal line but pass the vertical line in relation to the adjacent patio doors. It is acknowledged that the proposal is likely to result in some loss of light. However, it would not be significant to warrant a reason for refusal. By virtue of its scale, siting and design, it is not considered that the proposal would result in unacceptable harm to this neighbouring property by way of overbearing impact, loss of privacy or overlooking.
All other immediate neighbouring properties would not be adversely impacted.
Whilst the partial conversion of the garage may result in a loss of parking, it is considered that ample off-road parking provision can still be achieved on the existing driveway of the site. Therefore, 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 raised no objection to the proposed development. Natural England were consulted but no comments were received.
The application was subject to public consultation in which no comments were received.
Overall, the proposal is considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Chapter 11 of the Central Bedfordshire Design Guide, the Parking Standards for New Developments SPD and Section 12 of the NPPF. |
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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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)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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