| Informative Notes: | | 1
)Reasons for granting
The application site is a terraced two-storey dwelling located on St Peters Road, Dunstable. No. 16 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the demolition of an existing lean to at the rear of the property and the erection of a single-storey side and rear extension with a flat roof and two rooflights. The extension would have a proposed width of approximately 4.5 metres, a depth of 6.9 metres, an eaves height of 3.1 metres and a maximum height of 3.2 metres.
The proposal would result in a moderate increase in the buildings footprint, although thus would be somewhat offset by the demolition of the lean to, but due to the size of the garden and the single storey nature of the proposal, it would be considered proportionate to the host dwelling. The rear extension would be not readily visible within the street scene and therefore would not 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 nearest neighbouring property, 14 St Peters Road. The extension would increase the bulk and massing on the shared boundary, however, as the extension only extends an additional 1.4 metres to the rear than the existing lean to it is not considered that the extra bulk would lead to a detrimental impact on the residential amenities of this neighbour. In addition to this, a scheme with a similar impact on this property would be sought under permitted development, therefore, the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 18 St Peters Road, would be separated from the proposal by approximately 1.4 metres from the shared boundary and 2 metres to the property itself. Due to this separation distance, it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed extension for there to be any material impact. There are no privacy concerns regarding the installation of the rooflights as they do not directly face a neighbouring property. 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. 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 terraced two-storey dwelling located on St Peters Road, Dunstable. No. 16 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design and scale. The proposal consists of the demolition of an existing lean to at the rear of the property and the erection of a single-storey side and rear extension with a flat roof and two rooflights. The extension would have a proposed width of approximately 4.5 metres, a depth of 6.9 metres, an eaves height of 3.1 metres and a maximum height of 3.2 metres.
The proposal would result in a moderate increase in the buildings footprint, although thus would be somewhat offset by the demolition of the lean to, but due to the size of the garden and the single storey nature of the proposal, it would be considered proportionate to the host dwelling. The rear extension would be not readily visible within the street scene and therefore would not 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 nearest neighbouring property, 14 St Peters Road. The extension would increase the bulk and massing on the shared boundary, however, as the extension only extends an additional 1.4 metres to the rear than the existing lean to it is not considered that the extra bulk would lead to a detrimental impact on the residential amenities of this neighbour. In addition to this, a scheme with a similar impact on this property would be sought under permitted development, therefore, the proposal is not considered to have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 18 St Peters Road, would be separated from the proposal by approximately 1.4 metres from the shared boundary and 2 metres to the property itself. Due to this separation distance, it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed extension for there to be any material impact. There are no privacy concerns regarding the installation of the rooflights as they do not directly face a neighbouring property. 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. 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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