| Informative Notes: | | 1
)Reasons for Granting
The application site comprises a two-storey semi-detached dwellinghouse in Dunstable. 36 Beacon Avenue is constructed of brickwork with a mansard style roof and is surrounded by dwellings of varying scales, styles and design.
The application seeks planning permission for a single storey rear extension, following the demolition of the existing conservatory and a garage conversion. The proposed single storey rear extension would have a depth of 3.1 metres, a width of 7.8 metres, an eaves height of 2.5 metres and an overall height of 3.6 metres. The proposed extension would be screened from the street scene by the existing dwelling. The garage conversion would create a visible change from a garage door to a triple window. Taking regard to the existing windows at ground floor level, this would not be visually outkeeping with the character of the area. Therefore the proposal would be inkeeping with the existing character and appearance of the area.
The proposal would be immediately adjacent to the shared boundary with No.34 and 38 Beacon Avenue. The proposal would replace an existing conservatory which currently abuts the shared boundary with No.38, to a similar depth and height. Although it is acknowledged the conservatory is substantially glazed, an existing relationship with built form on this boundary already exists. The proposal would pass the 45 degree rule of light in relation to this neighbour's habitable windows.
The proposal would be in line with the rear elevation of No.34, and would therefore be screened by existing built form. The proposal would fail the 45 degree rule of light in relation to No.34's door serving a store, and the side window serving the kitchen, which is a secondary source of light and not a habitable room. This would be acceptable. There would be no new openings on the side elevation facing this neighbour. The proposal due to its nature and position, is not considered to cause any detrimental impact on amenity in terms of loss of light and outlook.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal would see the loss of a parking space in the garage, however can achieve three off-street parking spaces to the front of the dwelling, in accordance with the Parking Standards SPD (2023).
It is considered that the proposal will be in accordance with Section 12 of the NPPF (2024), Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Parking Standards in new development SPD and the Central Bedfordshire Design Guide (2023).Reasons for Granting
The application site comprises a two-storey semi-detached dwellinghouse in Dunstable. 36 Beacon Avenue is constructed of brickwork with a mansard style roof and is surrounded by dwellings of varying scales, styles and design.
The application seeks planning permission for a single storey rear extension, following the demolition of the existing conservatory and a garage conversion. The proposed single storey rear extension would have a depth of 3.1 metres, a width of 7.8 metres, an eaves height of 2.5 metres and an overall height of 3.6 metres. The proposed extension would be screened from the street scene by the existing dwelling. The garage conversion would create a visible change from a garage door to a triple window. Taking regard to the existing windows at ground floor level, this would not be visually outkeeping with the character of the area. Therefore the proposal would be inkeeping with the existing character and appearance of the area.
The proposal would be immediately adjacent to the shared boundary with No.34 and 38 Beacon Avenue. The proposal would replace an existing conservatory which currently abuts the shared boundary with No.38, to a similar depth and height. Although it is acknowledged the conservatory is substantially glazed, an existing relationship with built form on this boundary already exists. The proposal would pass the 45 degree rule of light in relation to this neighbour's habitable windows.
The proposal would be in line with the rear elevation of No.34, and would therefore be screened by existing built form. The proposal would fail the 45 degree rule of light in relation to No.34's door serving a store, and the side window serving the kitchen, which is a secondary source of light and not a habitable room. This would be acceptable. There would be no new openings on the side elevation facing this neighbour. The proposal due to its nature and position, is not considered to cause any detrimental impact on amenity in terms of loss of light and outlook.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal would see the loss of a parking space in the garage, however can achieve three off-street parking spaces to the front of the dwelling, in accordance with the Parking Standards SPD (2023).
It is considered that the proposal will be in accordance with Section 12 of the NPPF (2024), Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Parking Standards in new development SPD and the Central Bedfordshire Design Guide (2023). |
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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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)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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