| Informative Notes: | | 1
)Reasons for granting:
The application site is a detached dormer bungalow located on Northview Road, Dunstable. The application seeks planning permission for a single storey wrap around side and rear extension, new windows and doors, and a skylight. The proposed rear extension would have a depth of approximately of 4.6m, would extend 9.18m and join with the side element and have a flat roof height of approximately 3.2m. The side extension would have a depth of approximately 13.25m, a width of approximately 2.65m and a flat roof height of approximately 3.2m.
The proposed side extension would be visible to the streetscene however it would be set back 1.2m from the principal elevation. Whilst it is noted that this extension would have a large proposed depth, given there is existing built form of the garage which is to be demolished, it is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The single storey rear extension would not be readily visible within the street scene. Whilst it is noted that the rear extension would have a large proposed width it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. The proposed skylight 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. Overall, despite there being an increase in built form on the application site, 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.
The proposed extensions would be finished in light grey and off white render which would be considered to form appropriate alterations. The application site is not in the conservation area and the street has no specific character designation. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would appear respectful of the surrounding area, and the host dwelling itself. Therefore, this aspect of the proposal would not be deemed to result in any detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed side extension would be set on the boundary with No.10 Northview Road. As stated under Section 11.32 of the Central Bedfordshire Design Guide, the 45 degree guidance is used in assessment for loss of light to neighbouring properties windows that serve habitable rooms. The proposed side extension would have a limited impact on light to this neighbouring property (side elevation and windows) however given the proposal's single storey nature this would not be considered so significant to warrant a reason for refusal. It is not considered that the single storey side extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. Due to the position of the single storey side extension the proposal would be screened from No.14 Northview Road by the existing built form of the dwelling. The proposed rear extension would be set approx 0.8m off the boundary with No.14 Northview Road. Given the staggered relationship of the dwellings, existing neighbouring built form and limited flat roof height 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. The proposed rear extension would be set on the boundary with No.10 Northview Road. Given the existing built form on site and limited flat roof height 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 properties are sufficiently separated from the application site.
The information provided with this application indicates that the existing ground floor bedroom labelled number two is to be used as a study/music room. There is also an existing dormer indicating additional bedrooms upstairs. The agent confirmed that there are two bedrooms on the first floor and overall the application site would have a total of three bedrooms. As such 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.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF.Reasons for granting:
The application site is a detached dormer bungalow located on Northview Road, Dunstable. The application seeks planning permission for a single storey wrap around side and rear extension, new windows and doors, and a skylight. The proposed rear extension would have a depth of approximately of 4.6m, would extend 9.18m and join with the side element and have a flat roof height of approximately 3.2m. The side extension would have a depth of approximately 13.25m, a width of approximately 2.65m and a flat roof height of approximately 3.2m.
The proposed side extension would be visible to the streetscene however it would be set back 1.2m from the principal elevation. Whilst it is noted that this extension would have a large proposed depth, given there is existing built form of the garage which is to be demolished, it is considered that, the scale and design would remain proportionate to the property, and on balance the proposal would not have a detrimental impact on the character and appearance of the property or the surrounding area. The single storey rear extension would not be readily visible within the street scene. Whilst it is noted that the rear extension would have a large proposed width it is considered proportionate in scale to the dwelling, and it is not considered to have a detrimental impact on the character and appearance of the area. The proposed skylight 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. Overall, despite there being an increase in built form on the application site, 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.
The proposed extensions would be finished in light grey and off white render which would be considered to form appropriate alterations. The application site is not in the conservation area and the street has no specific character designation. A varied design of dwellings, with use of a variety of materials, characterise the streetscene and as such, it is considered that the materials proposed would appear respectful of the surrounding area, and the host dwelling itself. Therefore, this aspect of the proposal would not be deemed to result in any detrimental impact on the character and appearance of the area.
In terms of neighbouring amenity, the proposed side extension would be set on the boundary with No.10 Northview Road. As stated under Section 11.32 of the Central Bedfordshire Design Guide, the 45 degree guidance is used in assessment for loss of light to neighbouring properties windows that serve habitable rooms. The proposed side extension would have a limited impact on light to this neighbouring property (side elevation and windows) however given the proposal's single storey nature this would not be considered so significant to warrant a reason for refusal. It is not considered that the single storey side extension due to the scale and design of the proposal would result in any loss of privacy or overbearing impact to this neighbour. Due to the position of the single storey side extension the proposal would be screened from No.14 Northview Road by the existing built form of the dwelling. The proposed rear extension would be set approx 0.8m off the boundary with No.14 Northview Road. Given the staggered relationship of the dwellings, existing neighbouring built form and limited flat roof height 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. The proposed rear extension would be set on the boundary with No.10 Northview Road. Given the existing built form on site and limited flat roof height 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 properties are sufficiently separated from the application site.
The information provided with this application indicates that the existing ground floor bedroom labelled number two is to be used as a study/music room. There is also an existing dormer indicating additional bedrooms upstairs. The agent confirmed that there are two bedrooms on the first floor and overall the application site would have a total of three bedrooms. As such 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.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF. |
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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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