| Informative Notes: | | 1
)Reasons for Granting
The application site is a semi-detached two-storey dwelling located on Grove Road, Dunstable. No.40 is constructed of brickwork with a tile pitched roof and is surrounded by properties varying in design and scale. The proposal includes a hip to gable loft conversion with a flat roofed rear dormer and three front rooflights. The rear dormer will also include a Juliet Balcony. The proposed rear dormer would have an approximate width of 7.1 metres, a depth of 3.3 metres and a height of 2.8 metres.
The proposed rear dormer would not be visible within the street scene of Grove Road, however, both the hip to gable roof conversion and the installation of the front rooflights would be readily visible. The attached property, 42 Grove Road, has already had a hip to gable conversion and front rooflights approved which are readily visible. Due to this it is not considered that either of these alterations would have a detrimental impact on the character and appearance of the area. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the attached property, 42 Grove Road, has already had a large rear dormer approved. There are potential overlooking concerns with the other neighbouring property, 38 Grove Road, however, as a similar scheme could be sought under permitted development it is not considered that this would have a significant enough impact on the residential amenities of this neighbour to justify refusal. In addition to this, the dormer would be set further back than the rear of this property which would help to reduce the impact on privacy. Due to these factors, the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. There would not be any concerns regarding overlooking of the garden to the rear of the application site as this is significantly separated and would be screened. There are no concerns regarding the installation of the three front rooflights as they would not directly look into a property and would be separated significantly from the properties opposite the application site. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Therefore, it is considered that the proposal would not result in any material impact on the residential amenities of any neighbouring properties and would be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of parking, the proposal would see the number of bedrooms increase from 3 up to 4 which would require an additional off-street parking space to be provided either directly or in the form of accessible land. However, the property currently benefits from no off-street parking as the garage is too small to be considered. Due to this existing under provision of off-street parking and the already significant prevalence of on-street on Grove Road, the proposal is considered acceptable in terms of parking and is in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted on the application and no raised no objection. Archaeology were consulted and raised no objection. Natural England were also consulted, but no comments were received. The application was subject to 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 Grove Road, Dunstable. No.40 is constructed of brickwork with a tile pitched roof and is surrounded by properties varying in design and scale. The proposal includes a hip to gable loft conversion with a flat roofed rear dormer and three front rooflights. The rear dormer will also include a Juliet Balcony. The proposed rear dormer would have an approximate width of 7.1 metres, a depth of 3.3 metres and a height of 2.8 metres.
The proposed rear dormer would not be visible within the street scene of Grove Road, however, both the hip to gable roof conversion and the installation of the front rooflights would be readily visible. The attached property, 42 Grove Road, has already had a hip to gable conversion and front rooflights approved which are readily visible. Due to this it is not considered that either of these alterations would have a detrimental impact on the character and appearance of the area. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the attached property, 42 Grove Road, has already had a large rear dormer approved. There are potential overlooking concerns with the other neighbouring property, 38 Grove Road, however, as a similar scheme could be sought under permitted development it is not considered that this would have a significant enough impact on the residential amenities of this neighbour to justify refusal. In addition to this, the dormer would be set further back than the rear of this property which would help to reduce the impact on privacy. Due to these factors, the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. There would not be any concerns regarding overlooking of the garden to the rear of the application site as this is significantly separated and would be screened. There are no concerns regarding the installation of the three front rooflights as they would not directly look into a property and would be separated significantly from the properties opposite the application site. All other neighbours are sufficiently separated from the proposed development for there to be any material impact. Therefore, it is considered that the proposal would not result in any material impact on the residential amenities of any neighbouring properties and would be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of parking, the proposal would see the number of bedrooms increase from 3 up to 4 which would require an additional off-street parking space to be provided either directly or in the form of accessible land. However, the property currently benefits from no off-street parking as the garage is too small to be considered. Due to this existing under provision of off-street parking and the already significant prevalence of on-street on Grove Road, the proposal is considered acceptable in terms of parking and is in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted on the application and no raised no objection. Archaeology were consulted and raised no objection. Natural England were also consulted, but no comments were received. The application was subject to 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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