| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwelling located on Westfield Road, Dunstable. No. 107 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the demolition of existing garage and side annex and erection of a single storey rear extension with a skylight and a two-storey side and rear extension. Also included within the proposal is the removal of an existing chimney as well as new windows and doors with the demolition of an existing front porch and erection of a new porch. The two-storey side and rear extension would have a proposed width of approximately 2.1 metres, a depth of 8.3 metres, an eaves height of 5.6 metres and a maximum height of 8 metres. The single storey rear extension would have a proposed width of approximately 9.4 metres, a depth of 4 metres, an eaves height of 4 metres and a maximum height of 3.9 metres. The new front porch would have a proposed width of approximately 3 metres, a depth of 1.5 metres, an eaves height of 2.8 metres and a maximum height of 3.2 metres.
The proposed first-floor side and rear extension would be considered moderate in scale and proportionate to the host dwelling due to its limited width. The extension would be readily visible within the street scene, however, as the extension would be modest in size, with a pitched roof that would be set down from the main roof ridge and set back from the front of the host dwelling, it is considered in keeping with the original dwelling. The side extension would be separated from the boundary with 109 Westfield Road by 1 metre apart from the roof which overhangs the wall and is separated approximately 0.8 metres from the boundary. Despite the roof not maintaining 1 metre separation the proposal is not considered to result in a terracing effect due to the separation at first and ground floor level being maintained and due to the staggered nature of the positioning of the two properties. Therefore, the side extension is not considered to have a detrimental impact on the character and appearance of the area.
The proposed rear extension would be considered modest in size and proportionate to the host dwelling. The rear extension would not be visible within the street scene of Westfield Road and therefore, would not be considered to have a detrimental impact on the character and appearance of the area. The replacement of the front porch, chimney removal, and new windows and doors would all be considered minor alterations that would not have a detrimental 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 in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the side and rear extension would be separated from the nearest neighbouring property, 109 Westfield Road, by 1 metre to the shared boundary and 2.9 metres to the property itself. There are 2 windows on the side elevation of this property which the proposal may cause a loss of light to it has been shown on plan to not meet the 45° guidance with these windows. However, it is not considered that this would cause a detrimental loss of light which would warrant refusal as it has been confirmed by the agent, after discussion with the occupants of 109 Westfield Road, that neither of the windows on the side elevation serve as a rooms only source of daylight. There are sets of windows on both the front and rear elevations which provide light to the same rooms as the windows on the side elevation and neither of these sets of windows would lose a detrimental level of light. The window on the rear elevation has been shown on plan to not meet the 45° guidance, however, the line has not been taken from the middle of the window and if it was it would comply. As such, the rooms served by the windows on the side elevation would still receive daylight and therefore, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour.
The other neighbouring property, 105 Westfield Road, would be well separated from the side and rear extension, which would be screened by the existing property, due to this the side extension would not have a detrimental impact on the residential amenities of this neighbour. The rear extension would be set on the boundary with this property and would see the rear elevation at ground floor level extend 4 metres beyond the rear of this property. It is noted that there is a window on the rear elevation of this property that appears to serve a habitable room which is likely to lose some light, 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 rear extension would be separated and screened from 109 Westfield Road and therefore would not have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed extensions for there to be any detrimental impact.
The replacement of the front porch would not be considered to have a detrimental impact on neighbouring amenity as this would be a relatively minor alteration that would be well separated from shared boundaries. The proposal would be visible from a number of properties along Westfield 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. There are potentially privacy concerns regarding the windows facing 109 Westfield Road on the side extension, however, they would be obscurely glazed and non-opening below 1700mm in the room. Additionally, both properties currently have windows on their side elevations facing each other, and therefore, the new windows are not considered to significantly alter the existing relationship. As such, the privacy concerns from the installation of the windows are not considered significant enough to warrant refusal of planning permission. 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 would create 2 additional bedrooms and take the total number of bedrooms at the property to 4, which would require 3 off-street parking spaces to be provided. Despite the removal of the existing garage, there would be sufficient space at the front of the property to facilitate 3 parking spaces. Therefore, the proposal would retain sufficient off-street and 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 and no comments were received. Natural England were consulted as part of this 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 two-storey semi-detached dwelling located on Westfield Road, Dunstable. No. 107 is constructed of brickwork with a tiled pitched roof and is surrounded by properties similar in design. The proposal consists of the demolition of existing garage and side annex and erection of a single storey rear extension with a skylight and a two-storey side and rear extension. Also included within the proposal is the removal of an existing chimney as well as new windows and doors with the demolition of an existing front porch and erection of a new porch. The two-storey side and rear extension would have a proposed width of approximately 2.1 metres, a depth of 8.3 metres, an eaves height of 5.6 metres and a maximum height of 8 metres. The single storey rear extension would have a proposed width of approximately 9.4 metres, a depth of 4 metres, an eaves height of 4 metres and a maximum height of 3.9 metres. The new front porch would have a proposed width of approximately 3 metres, a depth of 1.5 metres, an eaves height of 2.8 metres and a maximum height of 3.2 metres.
The proposed first-floor side and rear extension would be considered moderate in scale and proportionate to the host dwelling due to its limited width. The extension would be readily visible within the street scene, however, as the extension would be modest in size, with a pitched roof that would be set down from the main roof ridge and set back from the front of the host dwelling, it is considered in keeping with the original dwelling. The side extension would be separated from the boundary with 109 Westfield Road by 1 metre apart from the roof which overhangs the wall and is separated approximately 0.8 metres from the boundary. Despite the roof not maintaining 1 metre separation the proposal is not considered to result in a terracing effect due to the separation at first and ground floor level being maintained and due to the staggered nature of the positioning of the two properties. Therefore, the side extension is not considered to have a detrimental impact on the character and appearance of the area.
The proposed rear extension would be considered modest in size and proportionate to the host dwelling. The rear extension would not be visible within the street scene of Westfield Road and therefore, would not be considered to have a detrimental impact on the character and appearance of the area. The replacement of the front porch, chimney removal, and new windows and doors would all be considered minor alterations that would not have a detrimental 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 in accordance with Policy HQ1 of the Central Bedfordshire Local Plan.
In terms of neighbouring amenity, the side and rear extension would be separated from the nearest neighbouring property, 109 Westfield Road, by 1 metre to the shared boundary and 2.9 metres to the property itself. There are 2 windows on the side elevation of this property which the proposal may cause a loss of light to it has been shown on plan to not meet the 45° guidance with these windows. However, it is not considered that this would cause a detrimental loss of light which would warrant refusal as it has been confirmed by the agent, after discussion with the occupants of 109 Westfield Road, that neither of the windows on the side elevation serve as a rooms only source of daylight. There are sets of windows on both the front and rear elevations which provide light to the same rooms as the windows on the side elevation and neither of these sets of windows would lose a detrimental level of light. The window on the rear elevation has been shown on plan to not meet the 45° guidance, however, the line has not been taken from the middle of the window and if it was it would comply. As such, the rooms served by the windows on the side elevation would still receive daylight and therefore, it is not considered that the extension would have a detrimental impact on the residential amenities of this neighbour.
The other neighbouring property, 105 Westfield Road, would be well separated from the side and rear extension, which would be screened by the existing property, due to this the side extension would not have a detrimental impact on the residential amenities of this neighbour. The rear extension would be set on the boundary with this property and would see the rear elevation at ground floor level extend 4 metres beyond the rear of this property. It is noted that there is a window on the rear elevation of this property that appears to serve a habitable room which is likely to lose some light, 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 rear extension would be separated and screened from 109 Westfield Road and therefore would not have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed extensions for there to be any detrimental impact.
The replacement of the front porch would not be considered to have a detrimental impact on neighbouring amenity as this would be a relatively minor alteration that would be well separated from shared boundaries. The proposal would be visible from a number of properties along Westfield 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. There are potentially privacy concerns regarding the windows facing 109 Westfield Road on the side extension, however, they would be obscurely glazed and non-opening below 1700mm in the room. Additionally, both properties currently have windows on their side elevations facing each other, and therefore, the new windows are not considered to significantly alter the existing relationship. As such, the privacy concerns from the installation of the windows are not considered significant enough to warrant refusal of planning permission. 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 would create 2 additional bedrooms and take the total number of bedrooms at the property to 4, which would require 3 off-street parking spaces to be provided. Despite the removal of the existing garage, there would be sufficient space at the front of the property to facilitate 3 parking spaces. Therefore, the proposal would retain sufficient off-street and 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 and no comments were received. Natural England were consulted as part of this 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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)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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