| Informative Notes: | | 1
)Reasons for Granting
The site consists of a two-storey detached property, located at 4 King Pond Close Dunton. The dwelling itself lies within the settlement envelope of Dunton and is bounded by residential development to the sides and front, and fields to the rear. Although not shown within the same ownership as the applicant, it is noted that part of the garden land to the rear was approved under ref: MB/08/00617/Full however that land would be unaffected by the proposal.
The dwelling lies at the end of a small cul-de-sac serving 10 dwellings in total which are of similar in age and design. The dwelling is sited in a corner location from Cambridge Road and although its dutch gable roof is clearly visible when viewed from that road it is set well back and seen in the context of the existing built development. The proposal is to increase the eaves and ridge height of the dwelling and alter the shape of the roof to be fully gabled to provide living accommodation in the roof which will be served by rooflights on the front and a large flat roofed dormer on the rear. There are other dwellings within the cul-de-sac with traditional pitched fully gabled roofs including No 4 Kings Pond Close adjacent which already has a rear dormer. A streetscene has been provided to show that the proposed roof enlargement will result in No 3 now being marginally taller than No 4. Raising the eaves and ridge would alter the appearance of the house in the context of it's immediate neighbours and in the wider context. The distinction would be modest, though and not so significant to cause harm to the appearance of the house or the streetscene. Further, the increase in scale of the roof is required to allow for the conversion of the roof space to a habitable space. This type of development is a reasonable expectation for many homeowners and the presumption should be in its favour where significant harm is not caused, which in this case it would not be.
The adjacent property No 4 has a couple of rooflights within the front roofslope. Whilst inserting front rooflights would change the appearance of the house this has been minimised to three. Furthermore, in most cases, this type of development can be carried out without requiring planning permission and the lights would not be so large as to undermine the form of the roof or to cause significant harm to the street scene. The rear facing dormer would be contained within the rear roofslope and any glimpses seen from the wider streetscene would be minimal and no visual harm would be caused. The development would cause no harm to the appearance of the house or the streetscene. The application form states that materials proposed for the dormer walls will be tiles to match the existing roof of the main house. A suitably worded condition can be attached.
The modest increase in height and bulk to the roof would not result in any loss of sunlight or daylight or a significant increase in the amount of shadow caused by the house. Overlooking caused by roof lights would be limited because of their directed outlook and would be far less than from existing first floor windows. No harm would be caused to living conditions at neighbouring properties. The proposal, due to its scale, design and siting in terms of proximity to the boundary and relationship with neighbouring properties, does not result in an unacceptable loss of light, overbearing impact and loss of privacy. No other surrounding properties would be unduly affected.
The proposal would result in an increase from four to five/six bedrooms. The double garage would be considered 'like for like' and hardstanding for two cars would be retained to the front of the property. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. Dunton Parish Council was consulted and has not commented on the proposal.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024).Reasons for Granting
The site consists of a two-storey detached property, located at 4 King Pond Close Dunton. The dwelling itself lies within the settlement envelope of Dunton and is bounded by residential development to the sides and front, and fields to the rear. Although not shown within the same ownership as the applicant, it is noted that part of the garden land to the rear was approved under ref: MB/08/00617/Full however that land would be unaffected by the proposal.
The dwelling lies at the end of a small cul-de-sac serving 10 dwellings in total which are of similar in age and design. The dwelling is sited in a corner location from Cambridge Road and although its dutch gable roof is clearly visible when viewed from that road it is set well back and seen in the context of the existing built development. The proposal is to increase the eaves and ridge height of the dwelling and alter the shape of the roof to be fully gabled to provide living accommodation in the roof which will be served by rooflights on the front and a large flat roofed dormer on the rear. There are other dwellings within the cul-de-sac with traditional pitched fully gabled roofs including No 4 Kings Pond Close adjacent which already has a rear dormer. A streetscene has been provided to show that the proposed roof enlargement will result in No 3 now being marginally taller than No 4. Raising the eaves and ridge would alter the appearance of the house in the context of it's immediate neighbours and in the wider context. The distinction would be modest, though and not so significant to cause harm to the appearance of the house or the streetscene. Further, the increase in scale of the roof is required to allow for the conversion of the roof space to a habitable space. This type of development is a reasonable expectation for many homeowners and the presumption should be in its favour where significant harm is not caused, which in this case it would not be.
The adjacent property No 4 has a couple of rooflights within the front roofslope. Whilst inserting front rooflights would change the appearance of the house this has been minimised to three. Furthermore, in most cases, this type of development can be carried out without requiring planning permission and the lights would not be so large as to undermine the form of the roof or to cause significant harm to the street scene. The rear facing dormer would be contained within the rear roofslope and any glimpses seen from the wider streetscene would be minimal and no visual harm would be caused. The development would cause no harm to the appearance of the house or the streetscene. The application form states that materials proposed for the dormer walls will be tiles to match the existing roof of the main house. A suitably worded condition can be attached.
The modest increase in height and bulk to the roof would not result in any loss of sunlight or daylight or a significant increase in the amount of shadow caused by the house. Overlooking caused by roof lights would be limited because of their directed outlook and would be far less than from existing first floor windows. No harm would be caused to living conditions at neighbouring properties. The proposal, due to its scale, design and siting in terms of proximity to the boundary and relationship with neighbouring properties, does not result in an unacceptable loss of light, overbearing impact and loss of privacy. No other surrounding properties would be unduly affected.
The proposal would result in an increase from four to five/six bedrooms. The double garage would be considered 'like for like' and hardstanding for two cars would be retained to the front of the property. On the basis of the scale and nature of the development, adequate access and parking has been retained.
Neighbouring properties have been consulted on the application and no comments have been received. Dunton Parish Council was consulted and has not commented on the proposal.
Therefore, it is considered that the proposal would be in accordance with Policies HQ1, and T3 of the Adopted Central Bedfordshire Local Plan (2021), the Adopted Central Bedfordshire Design Guide (August 2023), the Parking Standards for New Development SPD (August 2023) and Section 12 of the NPPF (2024). |
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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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)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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)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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