| Informative Notes: | | 1
)Reasons for granting
The application site is a semi-detached two storey dwelling located on Holliwick Road, Dunstable. No. 3 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the demolition of an existing conservatory and erection of a single-storey rear extension with a pitched roof and two rooflights, also included is an extension to the front porch and garage conversion which will also alter the flat roof to become pitched at the front. The rear extension would have a proposed width of approximately 8 metres, a depth of 4 metres, an eaves height of 2.5 metres and a maximum height of 3.5 metres. The garage conversion would not result in any external alterations as the garage door would be retained. The alterations to the front porch would see a forward extension of approximately 0.5 metres. The new roof at the front of the property would have an eaves height of approximately 2.7 metres and a maximum height of 3.6 metres.
The rear extension would have a significant footprint, approximately 32m2, although part of the extension would be set within the footprint of the existing conservatory which would be demolished which would result in a more modest increase in footprint, approximately 25.5m2. In addition to this, as the extension would be single storey and the property has a large garden, the proposal would be considered proportionate to the host dwelling and would not dominate the plot. The rear extension would be not visible within the street scene, however, the alterations to the front porch and garage would be. The works to the front of the dwelling would be considered a minor alteration that would not a detrimental impact on the character and appearance of the area. The alteration of the roof to become pitched at the front would be considered a positive change that would match several similar structures on Holliwick Road that are readily visible within the street scene. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area, and is in accordance with Policies HQ1of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension would be built just off the boundary with the nearest neighbouring property, 1 Holliwick Road, which has a rear conservatory built on the boundary which is similar in size and design to the proposed rear extension. Due to this it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 5 Holliwick Road, is well separated from the rear extension with a gap to the shared boundary and then the properties garage further separating it from the rear extension. Due to this separation it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed rear extension for there to be any material impact. There are no privacy concerns regarding the installation of the rooflights as they do not directly face a neighbouring property. The alterations to the front of the property would be visible from a number of properties on Holliwick Road, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. 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 but would see the removal of a parking space on the site through the garage conversion. However, sufficient space has been retained on the driveway to facilitate two parking spaces, additionally there are no parking restrictions on Holliwick Road meaning that extra parking could be facilitated on-street. Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted as part of this application, but no comments were received. Natural England were also consulted, but 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 semi-detached two storey dwelling located on Holliwick Road, Dunstable. No. 3 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the demolition of an existing conservatory and erection of a single-storey rear extension with a pitched roof and two rooflights, also included is an extension to the front porch and garage conversion which will also alter the flat roof to become pitched at the front. The rear extension would have a proposed width of approximately 8 metres, a depth of 4 metres, an eaves height of 2.5 metres and a maximum height of 3.5 metres. The garage conversion would not result in any external alterations as the garage door would be retained. The alterations to the front porch would see a forward extension of approximately 0.5 metres. The new roof at the front of the property would have an eaves height of approximately 2.7 metres and a maximum height of 3.6 metres.
The rear extension would have a significant footprint, approximately 32m2, although part of the extension would be set within the footprint of the existing conservatory which would be demolished which would result in a more modest increase in footprint, approximately 25.5m2. In addition to this, as the extension would be single storey and the property has a large garden, the proposal would be considered proportionate to the host dwelling and would not dominate the plot. The rear extension would be not visible within the street scene, however, the alterations to the front porch and garage would be. The works to the front of the dwelling would be considered a minor alteration that would not a detrimental impact on the character and appearance of the area. The alteration of the roof to become pitched at the front would be considered a positive change that would match several similar structures on Holliwick Road that are readily visible within the street scene. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area, and is in accordance with Policies HQ1of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension would be built just off the boundary with the nearest neighbouring property, 1 Holliwick Road, which has a rear conservatory built on the boundary which is similar in size and design to the proposed rear extension. Due to this it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 5 Holliwick Road, is well separated from the rear extension with a gap to the shared boundary and then the properties garage further separating it from the rear extension. Due to this separation it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed rear extension for there to be any material impact. There are no privacy concerns regarding the installation of the rooflights as they do not directly face a neighbouring property. The alterations to the front of the property would be visible from a number of properties on Holliwick Road, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. 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 but would see the removal of a parking space on the site through the garage conversion. However, sufficient space has been retained on the driveway to facilitate two parking spaces, additionally there are no parking restrictions on Holliwick Road meaning that extra parking could be facilitated on-street. Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted as part of this application, but no comments were received. Natural England were also consulted, but 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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