| Informative Notes: | | 1
)Reasons for granting:
The application site is a semi-detached dwelling on King Street, Dunstable. The proposal is for a single storey rear extension. The single storey rear extension would be 'L-shaped' with a maximum depth of 6m, a maximum width of 5.93m and a maximum height of 4.82m.
The proposed rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. Due to the existing levels, some reprofiling of the rear would be required to facilitate this development. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
In terms of neighbouring amenity, the proposed rear extension would be set on the boundary with No.9 King Street and would surpass the rear projection of this property by 3 metres. The rear extension would have a degree of impact on the light to this neighbouring property (rear window). While it is accepted that the proposal would have a relatively large proposed depth given the modest height of the eaves and limited projection of the proposal on this neighbouring boundary it would not be considered so significant to warrant a reason for refusal. The new patio would be suitably shielded by proposed boundary treatment to ensure privacy. On balance, it is not considered that the single storey rear extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. The levels of the site have been taking into consideration whilst making this determination.
The proposed rear extension would be set off the boundary with No.13 King Street. Given the separation distance between the dwellings, existing boundary treatment and the single storey nature of the proposal it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbouring property. All other neighbouring properties are considered sufficiently separated.
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.
The application was subject to public consultation and no representations were received, The Tree and Landscape Officer had no objections.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and Section 11 of the Central Bedfordshire Design Guide.Reasons for granting:
The application site is a semi-detached dwelling on King Street, Dunstable. The proposal is for a single storey rear extension. The single storey rear extension would be 'L-shaped' with a maximum depth of 6m, a maximum width of 5.93m and a maximum height of 4.82m.
The proposed rear extension would be shielded by the existing dwelling and would not be visible to the street scene furthermore, the proposed extension would be considered subservient in scale and design to the existing dwelling. Due to the existing levels, some reprofiling of the rear would be required to facilitate this development. The proposed rooflights would be considered small and modest in scale and would not be considered to result in harm to the character and appearance of the area.
In terms of neighbouring amenity, the proposed rear extension would be set on the boundary with No.9 King Street and would surpass the rear projection of this property by 3 metres. The rear extension would have a degree of impact on the light to this neighbouring property (rear window). While it is accepted that the proposal would have a relatively large proposed depth given the modest height of the eaves and limited projection of the proposal on this neighbouring boundary it would not be considered so significant to warrant a reason for refusal. The new patio would be suitably shielded by proposed boundary treatment to ensure privacy. On balance, it is not considered that the single storey rear extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. The levels of the site have been taking into consideration whilst making this determination.
The proposed rear extension would be set off the boundary with No.13 King Street. Given the separation distance between the dwellings, existing boundary treatment and the single storey nature of the proposal it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbouring property. All other neighbouring properties are considered sufficiently separated.
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.
The application was subject to public consultation and no representations were received, The Tree and Landscape Officer had no objections.
It is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD and Section 11 of the Central Bedfordshire Design Guide. |
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)Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications.Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications. |
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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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)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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)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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)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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