| Informative Notes: | | 1
)Reasons for Granting
The application site is 26 Marina Drive, Dunstable. The host dwelling is a semi-detached dwelling and is surrounded by dwellings that vary in scale and design.
The proposed development would include the demolition of detached garage and erection of detached home office, store and garage.
The proposed outbuilding would be sited to the rear of the host dwelling; however, the outbuilding would be partially visible along the street scene with views along Marina Drive. The character is made up of a variety of domestic outbuildings consequently, the proposed outbuilding would be largely in-keeping with the general character of the locality. On balance, due to the appropriate scale and design of the proposal it is not considered that the proposed outbuilding would have a detrimental harm to the character and appearance of the area. A condition has been appended to the application to ensure that the outbuilding shall only be used for purposes incidental to the enjoyment of the dwelling. This condition is necessary to prevent the introduction of an inappropriate use harmful to the residential character of the area.
In terms of impact on neighbouring amenity, the proposed outbuilding would be sited some 11.9 metres from the building line of No. 24 Marina Drive and some 14.5 metres from the building line of No. 28 Marina Drive. Due to the siting and location of the outbuilding, it is considered that it would not give rise to a detrimental impact to the neighbouring amenities of Numbers: 24 and 28 Marina Drive. Moreover, the proposed development would be marginally set off the shared side / rear boundary with numbers: 10, 11 and 12 Harvey Road and there would be a further separation distance from the nearest built form of these neighbours. Therefore, it is considered that due to the adequate separation distance, siting and location of the outbuilding the proposal would not impact the amenities of these neighbours.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). As no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representation were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF.Reasons for Granting
The application site is 26 Marina Drive, Dunstable. The host dwelling is a semi-detached dwelling and is surrounded by dwellings that vary in scale and design.
The proposed development would include the demolition of detached garage and erection of detached home office, store and garage.
The proposed outbuilding would be sited to the rear of the host dwelling; however, the outbuilding would be partially visible along the street scene with views along Marina Drive. The character is made up of a variety of domestic outbuildings consequently, the proposed outbuilding would be largely in-keeping with the general character of the locality. On balance, due to the appropriate scale and design of the proposal it is not considered that the proposed outbuilding would have a detrimental harm to the character and appearance of the area. A condition has been appended to the application to ensure that the outbuilding shall only be used for purposes incidental to the enjoyment of the dwelling. This condition is necessary to prevent the introduction of an inappropriate use harmful to the residential character of the area.
In terms of impact on neighbouring amenity, the proposed outbuilding would be sited some 11.9 metres from the building line of No. 24 Marina Drive and some 14.5 metres from the building line of No. 28 Marina Drive. Due to the siting and location of the outbuilding, it is considered that it would not give rise to a detrimental impact to the neighbouring amenities of Numbers: 24 and 28 Marina Drive. Moreover, the proposed development would be marginally set off the shared side / rear boundary with numbers: 10, 11 and 12 Harvey Road and there would be a further separation distance from the nearest built form of these neighbours. Therefore, it is considered that due to the adequate separation distance, siting and location of the outbuilding the proposal would not impact the amenities of these neighbours.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). As no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
It is therefore considered that the proposal as a whole would not result in any material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
The application was subject to public consultation and no representation were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the Central Bedfordshire Local Plan (2021) and Section 11 of the Central Bedfordshire Design Guide (2023) and Section 12 of the NPPF. |
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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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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). 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). 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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)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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