| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwelling located on Drovers Way, Dunstable. No. 99 is constructed of brickwork, with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single storey rear extension with a rooflight. The rear extension would have a proposed width of approximately 7.7 metres, a depth of 4 metres, an eaves height of 2.8 metres and a maximum height of 3.2 metres.
The rear extension would result in a modest increase in footprint, approximately 25m2, and therefore, would be considered modest in scale and proportionate to the host dwelling. The extension would not be readily visible within the street scene of Drovers Way and therefore would not have a detrimental impact on the character and appearance of the area. As such, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension is set on the boundary with the attached property, 101 Drovers Way, and would see the rear elevation at ground floor level extend 4 metres beyond the rear of this property and it is noted that there is a pair of French doors on the rear elevation of this property that appear to serve a habitable room. The proposed rear extension would be built adjacent to this boundary and is likely to result in some loss of light to the French doors, however, the 4 metre depth along the boundary would be considered a moderate addition with a similar extension being able to be constructed under permitted development. Taking this into account, it is not considered that the proposal would have a significant impact on this neighbouring property that would warrant refusal of planning permission.
The other neighbouring property, 97 Drovers Way, would be well separated from the proposal with a separation distance of approximately 2.9 metres to the shared boundary and 4 metres to the property itself. Due to this separation distance, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are considered 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 and would not see the removal of any off-street parking, therefore, sufficient space has been retained on the driveway to facilitate 2 parking spaces which meets the requirements for a 3-bedroom property. Therefore, adequate parking provision has been retained on site and 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 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 semi-detached dwelling located on Drovers Way, Dunstable. No. 99 is constructed of brickwork, with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the erection of a single storey rear extension with a rooflight. The rear extension would have a proposed width of approximately 7.7 metres, a depth of 4 metres, an eaves height of 2.8 metres and a maximum height of 3.2 metres.
The rear extension would result in a modest increase in footprint, approximately 25m2, and therefore, would be considered modest in scale and proportionate to the host dwelling. The extension would not be readily visible within the street scene of Drovers Way and therefore would not have a detrimental impact on the character and appearance of the area. As such, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the rear extension is set on the boundary with the attached property, 101 Drovers Way, and would see the rear elevation at ground floor level extend 4 metres beyond the rear of this property and it is noted that there is a pair of French doors on the rear elevation of this property that appear to serve a habitable room. The proposed rear extension would be built adjacent to this boundary and is likely to result in some loss of light to the French doors, however, the 4 metre depth along the boundary would be considered a moderate addition with a similar extension being able to be constructed under permitted development. Taking this into account, it is not considered that the proposal would have a significant impact on this neighbouring property that would warrant refusal of planning permission.
The other neighbouring property, 97 Drovers Way, would be well separated from the proposal with a separation distance of approximately 2.9 metres to the shared boundary and 4 metres to the property itself. Due to this separation distance, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are considered 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 and would not see the removal of any off-street parking, therefore, sufficient space has been retained on the driveway to facilitate 2 parking spaces which meets the requirements for a 3-bedroom property. Therefore, adequate parking provision has been retained on site and 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 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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