| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey detached dwellinghouse located on Evelyn Road, Dunstable. No. 27 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design. The proposal consists of the demolition of an existing conservatory, lean to and a number of outbuildings, which do not appear to have received planning permission, and the erection of a single storey side and rear extension with a flat roof and two roof lanterns. The side part of extension would have a proposed width of approximately 2.4 metres, a depth of 9 metres, an eaves height of 3 metres and a maximum height of 3.1 metres. The rear section of the extension width of approximately 6.3 metres, a depth of 6.4 metres, an eaves height of 3 metres and a maximum height of 3.3 metres.
The proposed extension would have a significant footprint, approximately 60m2, although a large part of the proposal would be located within the footprint of the existing outbuildings. However, as these do not appear to have planning permission their removal cannot be used to offset the bulk of the extension. Despite this, the proposal is not considered to dominate the original dwelling in terms of bulk or volume due to its single storey nature and the large plot size of the property and is therefore considered a supporting addition and proportionate to the host dwelling. The rear section of the extension would not be readily visible from Evelyn Road, however, the side extension would be readily visible within the street scene. The extension, due to its modest width, would not have a significant impact on the character and appearance of the area and although its flat roof would be visible, there are a number of existing structures visible within the street scene of Evelyn Road which have similar flat roofs. Due to these factors, the proposed development is not considered to have a detrimental impact on the character and appearance of the area or the host dwelling in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the side extension is set on the boundary with the neighbouring property, 29 Evelyn Road, and is located next to this properties garage. As the proposal is separated from the main dwelling by approximately 3.1 metres and a large section is screened by the existing garage, it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 25 Evelyn Road, would be separated from the rear section of the extension by approximately 0.5 metres to the shared boundary and 3.2 metres to the property itself. Due to this separation and the screening provided by an existing outbuilding, the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The proposal would be visible from a number of properties within Evelyn Road, however, due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. All other neighbours are sufficiently separated from the proposed development 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 parking provision on the site as the parking space within the garage will be retained as well as the sufficient space on the driveway. Therefore, adequate parking provision has been retained on site. Consequently, the proposal is 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. Natural England were also consulted as part of this application, but no comments were received. The application was 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 two-storey detached dwellinghouse located on Evelyn Road, Dunstable. No. 27 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design. The proposal consists of the demolition of an existing conservatory, lean to and a number of outbuildings, which do not appear to have received planning permission, and the erection of a single storey side and rear extension with a flat roof and two roof lanterns. The side part of extension would have a proposed width of approximately 2.4 metres, a depth of 9 metres, an eaves height of 3 metres and a maximum height of 3.1 metres. The rear section of the extension width of approximately 6.3 metres, a depth of 6.4 metres, an eaves height of 3 metres and a maximum height of 3.3 metres.
The proposed extension would have a significant footprint, approximately 60m2, although a large part of the proposal would be located within the footprint of the existing outbuildings. However, as these do not appear to have planning permission their removal cannot be used to offset the bulk of the extension. Despite this, the proposal is not considered to dominate the original dwelling in terms of bulk or volume due to its single storey nature and the large plot size of the property and is therefore considered a supporting addition and proportionate to the host dwelling. The rear section of the extension would not be readily visible from Evelyn Road, however, the side extension would be readily visible within the street scene. The extension, due to its modest width, would not have a significant impact on the character and appearance of the area and although its flat roof would be visible, there are a number of existing structures visible within the street scene of Evelyn Road which have similar flat roofs. Due to these factors, the proposed development is not considered to have a detrimental impact on the character and appearance of the area or the host dwelling in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the side extension is set on the boundary with the neighbouring property, 29 Evelyn Road, and is located next to this properties garage. As the proposal is separated from the main dwelling by approximately 3.1 metres and a large section is screened by the existing garage, it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 25 Evelyn Road, would be separated from the rear section of the extension by approximately 0.5 metres to the shared boundary and 3.2 metres to the property itself. Due to this separation and the screening provided by an existing outbuilding, the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The proposal would be visible from a number of properties within Evelyn Road, however, due to the scale of the proposal and the separation distance, it is not considered that there would be any material impact on the residential amenities of these properties. All other neighbours are sufficiently separated from the proposed development 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 parking provision on the site as the parking space within the garage will be retained as well as the sufficient space on the driveway. Therefore, adequate parking provision has been retained on site. Consequently, the proposal is 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. Natural England were also consulted as part of this application, but no comments were received. The application was 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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