| Informative Notes: | | 1
)Reasons for Granting
The application site comprises of a two-storey end of terrace dwelling in Dunstable. 71 Wolseley Drive 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 two-storey side extension. The extension would project approximately 2.8 metres from the southwestern side elevation of the dwelling with a depth of approximately 6.9 metres. The proposal would create a carport at the ground floor and a bedroom and dressing room at the first floor.
In accordance with Section 11.23 of the Central Bedfordshire Design Guide, the proposal would be set back from the front elevation by approximately 1 metre and set down from the main ridge by approximately 0.30 metres, achieving the required level of subservience. Whilst the proposal would not achieve a separation distance of 1 metre, it is acknowledged that the existing dwelling is located adjacent to a shared parking area and as such there is no neighbouring built form adjoining the boundary line. Therefore, it is unlikely that the proposed extension would result in a terracing effect which would cause harm to the character and appearance of the area. The proposal would be constructed of materials to match the existing dwelling and thus would be sympathetic to the existing dwelling and the surrounding streetscene.
The application site adjoins No.69 Wolseley Drive to the northeast and the Council's Highway Depot adjoins the site to the rear (southeast). However, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposed extension would not result in an unacceptable loss of light, overbearing impact and loss of privacy. The proposal, due to its siting and positioning of windows (having regard to adequate separation distances contained within the design guidance), would not give rise to any overlooking concerns.
The southwestern side elevation of the development faces Nos. 75, 77 and 79 Wolseley Drive. No windows would be inserted in the southwestern side elevation and as such, the proposal would not give rise to an unacceptable loss of privacy or overlooking concerns. Similarly, due to the separation distance achieved between the application site and these properties, the proposal would not result in an unacceptable loss of light, loss of outlook or overbearing impact.
As part of the original application, the proposal sought to erect a two storey extension, with a garage at the ground floor level. However, the proposal was sited on the existing driveway and as such, resulted in the loss of off-street parking provision. Moreover, the dimensions of the proposed garage were not considered suitable for parking in accordance with the Parking Standards for New Developments SPD. The proposal was amended during the course of the application to replace the ground floor garage with a carport, maintaining access to the existing driveway. A re-consultation was undertaken.
The Highways Officer was consulted and stated that for the avoidance of doubt, the room labelled as study will be considered as a bedroom due to its size. The current parking standards require a 2/3 bedroom dwelling to have a minimum of 2 off road parking spaces measuring 2.5m x 5m each. As Wolseley Drive is a private road, the existing parking layout can be considered acceptable but the Applicant should remain considerate of other road users where parking is displaced. Overall, there are no highway objections to the revised proposal.
Dunstable Town Council and Natural England were consulted on this application in which 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 two-storey end of terrace dwelling in Dunstable. 71 Wolseley Drive 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 two-storey side extension. The extension would project approximately 2.8 metres from the southwestern side elevation of the dwelling with a depth of approximately 6.9 metres. The proposal would create a carport at the ground floor and a bedroom and dressing room at the first floor.
In accordance with Section 11.23 of the Central Bedfordshire Design Guide, the proposal would be set back from the front elevation by approximately 1 metre and set down from the main ridge by approximately 0.30 metres, achieving the required level of subservience. Whilst the proposal would not achieve a separation distance of 1 metre, it is acknowledged that the existing dwelling is located adjacent to a shared parking area and as such there is no neighbouring built form adjoining the boundary line. Therefore, it is unlikely that the proposed extension would result in a terracing effect which would cause harm to the character and appearance of the area. The proposal would be constructed of materials to match the existing dwelling and thus would be sympathetic to the existing dwelling and the surrounding streetscene.
The application site adjoins No.69 Wolseley Drive to the northeast and the Council's Highway Depot adjoins the site to the rear (southeast). However, due to its scale, design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), the proposed extension would not result in an unacceptable loss of light, overbearing impact and loss of privacy. The proposal, due to its siting and positioning of windows (having regard to adequate separation distances contained within the design guidance), would not give rise to any overlooking concerns.
The southwestern side elevation of the development faces Nos. 75, 77 and 79 Wolseley Drive. No windows would be inserted in the southwestern side elevation and as such, the proposal would not give rise to an unacceptable loss of privacy or overlooking concerns. Similarly, due to the separation distance achieved between the application site and these properties, the proposal would not result in an unacceptable loss of light, loss of outlook or overbearing impact.
As part of the original application, the proposal sought to erect a two storey extension, with a garage at the ground floor level. However, the proposal was sited on the existing driveway and as such, resulted in the loss of off-street parking provision. Moreover, the dimensions of the proposed garage were not considered suitable for parking in accordance with the Parking Standards for New Developments SPD. The proposal was amended during the course of the application to replace the ground floor garage with a carport, maintaining access to the existing driveway. A re-consultation was undertaken.
The Highways Officer was consulted and stated that for the avoidance of doubt, the room labelled as study will be considered as a bedroom due to its size. The current parking standards require a 2/3 bedroom dwelling to have a minimum of 2 off road parking spaces measuring 2.5m x 5m each. As Wolseley Drive is a private road, the existing parking layout can be considered acceptable but the Applicant should remain considerate of other road users where parking is displaced. Overall, there are no highway objections to the revised proposal.
Dunstable Town Council and Natural England were consulted on this application in which 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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)Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk.Please note that the unnumbered drawings submitted in connection with this application have been given unique numbers by the Local Planning Authority. The numbers can be sourced by examining the plans on the View a Planning Application pages of the Councils website www.centralbedfordshire.gov.uk. |
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