| Informative Notes: | | 1
)Reasons for Granting
The application site comprises of a two-storey semi-detached dwellinghouse in Dunstable. 107 Jeans Way is constructed of brickwork with a mansard tiled roof and is surrounded by dwellings of similar style, scale and design. The application is a resubmission of CB/21/05340/FULL, with a reduction in the scheme. The proposal seeks the erection of single storey front, side and rear extensions with rooflights and the demolition of existing garage and the removal of 1 chimney.
The proposed front and side extension would be sited to the south and east elevations of the dwelling and would therefore be readily visible to the street scene.
The proposal seeks the demolition of the garage and the erection of a 1.5 metre single storey side extension, in line with the principal elevation. The proposal would not extend forward of the principal elevation and therefore would not intrude upon the highway. The proposal would have a sympathetic roof pitch, which would wrap around the dwelling in a L shape. The proposal also seeks a porch, which is single storey in nature and would project a modest 1.2 metres (approx.) forward of the principal elevation. Overall, the development is considered proportionate to the original dwelling and would harmonise with its existing built form. As such, the proposal would not appear intrusive within the street scene or out of keeping with the existing grain of development which has examples of modest front extensions within the area.
The side extension would have a lean-to roof and the porch would have a pitched roof which is of subservient design to the original dwelling and would sit comfortably within the street scene. The proposed rear extension would not be visible to the street scene. As such, the proposal would not have a detrimental impact on the character and appearance of the area.
The proposal is a modest single storey design and would not result in a loss of residential amenity to any neighbouring dwelling. The proposed front porch would be set off the shared boundary with neighbouring dwellings. The proposed side extension would be sited immediately adjacent to the shared boundary with No. 109 Jeans Way. No 109 Jeans Way is a scout hut which had planning permission in 2018 for the demolition of the existing scout hut and replacement new scout hut. The replacement scout hut is sited further forward within the plot, with toilets to the front elevation adjacent to the application site, with no windows on the front elevation. Due to the set back nature of the scout hut and the design, it is considered the proposal would not cause a detrimental impact on the amenities of the hut.
The proposed rear extension would be sited hard to the shared boundary with No.105 Jeans Way and would project 0.6 metres from the rear elevation. This neighbouring dwelling benefits from a single storey rear extension of a similar depth, and as such would be mostly screened from the proposal by existing built form. Due to the separation distance, scale and design it is not considered that there would be any harmful overbearing impact, material loss of light, or a loss of privacy to these neighbouring dwellings. The proposal due to the siting and positioning of windows (having regard to adequate separation distances contained within the Design Guide) would not give rise to harmful mutual overlooking concerns.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking. Plan number BL301 Rev3 demonstrates two off-street parking spaces.
Considering the above, the proposal would be in accordance with Policy HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF.Reasons for Granting
The application site comprises of a two-storey semi-detached dwellinghouse in Dunstable. 107 Jeans Way is constructed of brickwork with a mansard tiled roof and is surrounded by dwellings of similar style, scale and design. The application is a resubmission of CB/21/05340/FULL, with a reduction in the scheme. The proposal seeks the erection of single storey front, side and rear extensions with rooflights and the demolition of existing garage and the removal of 1 chimney.
The proposed front and side extension would be sited to the south and east elevations of the dwelling and would therefore be readily visible to the street scene.
The proposal seeks the demolition of the garage and the erection of a 1.5 metre single storey side extension, in line with the principal elevation. The proposal would not extend forward of the principal elevation and therefore would not intrude upon the highway. The proposal would have a sympathetic roof pitch, which would wrap around the dwelling in a L shape. The proposal also seeks a porch, which is single storey in nature and would project a modest 1.2 metres (approx.) forward of the principal elevation. Overall, the development is considered proportionate to the original dwelling and would harmonise with its existing built form. As such, the proposal would not appear intrusive within the street scene or out of keeping with the existing grain of development which has examples of modest front extensions within the area.
The side extension would have a lean-to roof and the porch would have a pitched roof which is of subservient design to the original dwelling and would sit comfortably within the street scene. The proposed rear extension would not be visible to the street scene. As such, the proposal would not have a detrimental impact on the character and appearance of the area.
The proposal is a modest single storey design and would not result in a loss of residential amenity to any neighbouring dwelling. The proposed front porch would be set off the shared boundary with neighbouring dwellings. The proposed side extension would be sited immediately adjacent to the shared boundary with No. 109 Jeans Way. No 109 Jeans Way is a scout hut which had planning permission in 2018 for the demolition of the existing scout hut and replacement new scout hut. The replacement scout hut is sited further forward within the plot, with toilets to the front elevation adjacent to the application site, with no windows on the front elevation. Due to the set back nature of the scout hut and the design, it is considered the proposal would not cause a detrimental impact on the amenities of the hut.
The proposed rear extension would be sited hard to the shared boundary with No.105 Jeans Way and would project 0.6 metres from the rear elevation. This neighbouring dwelling benefits from a single storey rear extension of a similar depth, and as such would be mostly screened from the proposal by existing built form. Due to the separation distance, scale and design it is not considered that there would be any harmful overbearing impact, material loss of light, or a loss of privacy to these neighbouring dwellings. The proposal due to the siting and positioning of windows (having regard to adequate separation distances contained within the Design Guide) would not give rise to harmful mutual overlooking concerns.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking. Plan number BL301 Rev3 demonstrates two off-street parking spaces.
Considering the above, the proposal would be in accordance with Policy HQ1, T2 and T3 of the Central Bedfordshire Local Plan (2021), Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF. |
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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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