| Informative Notes: | | 1
)Reasons for granting
The application site is a semi-detached single-storey dwelling located on Periwinkle Lane, Dunstable. No. 39 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the erection of a single-storey rear extension with a flat and the insertion of a loft window and a new side window. The rear extension would have a proposed width of approximately 4.9 metres, a depth of 5.5 metres, and eaves height of 2.8 metres.
The rear extension would significantly increase the footprint of the dwelling due to its considerable depth and width, however, as the property has a large garden, with a sizeable garden being retained, it is not considered that the extension would dominate the plot or the original dwelling and would be considered proportionate to the host dwelling. The rear extension would be not readily visible within the street scene and therefore would not have an impact on the character and appearance of the area. The loft window and new side window would be visible from the street, however, their positioning would not make them readily visible and, therefore, would not be considered to have an impact on the character and appearance of the area. 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 set on the boundary with the attached property, 41 Periwinkle Lane, and would extend beyond the rear of this property by approximately 2.8 metres. There is potential for a loss of light to the window on the rear elevation of this property that is adjacent to the shared boundary. As the proposal only extends beyond the rear of the property by 2.8 metres and has a maximum height of 2.8 metres, the impact on the residential amenities of this neighbour would not be considered significant enough to warrant refusal. In addition to this, a scheme with a similar impact on the residential amenities could be sought under permitted development. There are no privacy concerns regarding the windows on the side of the extension as they do not directly face a neighbouring property. Therefore, the proposal is considered to have an acceptable impact on the residential amenities of this neighbour. The other neighbouring property, 37 Periwinkle Lane, is separated from the rear extension by approximately 1.5 metres to the shared boundary and 2.2 metres to the property itself. Due to this separation, the rear extension is not considered to have a detrimental impact on the residential amenities of this neighbour. The new window on the side elevation and the loft window would both face this property. The loft window would not directly look into this property and is therefore not considered to have a detrimental impact on privacy to the property. The window inserted onto side elevation of the existing dwelling would directly face this property from a close distance, however, there is already a window facing this property and the property itself has two windows facing the application site. Due to the existing windows, the proposed window would not be considered to substantially alter the existing relationship between the two properties and therefore would not be considered to have a detrimental impact on this neighbour's privacy. All other neighbours are sufficiently separated from the proposal for there to be any material impact. 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 or the removal of any onsite parking, therefore, 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. Archaeology were consulted as part of this application and raised no objection. Natural England were consulted as part of the application, 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 single-storey dwelling located on Periwinkle Lane, Dunstable. No. 39 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the erection of a single-storey rear extension with a flat and the insertion of a loft window and a new side window. The rear extension would have a proposed width of approximately 4.9 metres, a depth of 5.5 metres, and eaves height of 2.8 metres.
The rear extension would significantly increase the footprint of the dwelling due to its considerable depth and width, however, as the property has a large garden, with a sizeable garden being retained, it is not considered that the extension would dominate the plot or the original dwelling and would be considered proportionate to the host dwelling. The rear extension would be not readily visible within the street scene and therefore would not have an impact on the character and appearance of the area. The loft window and new side window would be visible from the street, however, their positioning would not make them readily visible and, therefore, would not be considered to have an impact on the character and appearance of the area. 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 set on the boundary with the attached property, 41 Periwinkle Lane, and would extend beyond the rear of this property by approximately 2.8 metres. There is potential for a loss of light to the window on the rear elevation of this property that is adjacent to the shared boundary. As the proposal only extends beyond the rear of the property by 2.8 metres and has a maximum height of 2.8 metres, the impact on the residential amenities of this neighbour would not be considered significant enough to warrant refusal. In addition to this, a scheme with a similar impact on the residential amenities could be sought under permitted development. There are no privacy concerns regarding the windows on the side of the extension as they do not directly face a neighbouring property. Therefore, the proposal is considered to have an acceptable impact on the residential amenities of this neighbour. The other neighbouring property, 37 Periwinkle Lane, is separated from the rear extension by approximately 1.5 metres to the shared boundary and 2.2 metres to the property itself. Due to this separation, the rear extension is not considered to have a detrimental impact on the residential amenities of this neighbour. The new window on the side elevation and the loft window would both face this property. The loft window would not directly look into this property and is therefore not considered to have a detrimental impact on privacy to the property. The window inserted onto side elevation of the existing dwelling would directly face this property from a close distance, however, there is already a window facing this property and the property itself has two windows facing the application site. Due to the existing windows, the proposed window would not be considered to substantially alter the existing relationship between the two properties and therefore would not be considered to have a detrimental impact on this neighbour's privacy. All other neighbours are sufficiently separated from the proposal for there to be any material impact. 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 or the removal of any onsite parking, therefore, 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. Archaeology were consulted as part of this application and raised no objection. Natural England were consulted as part of the application, 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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)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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