| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two storey detached dwelling located along Totternhoe Road in Dunstable. The proposal consists of the erection of a two-storey front extension, loft conversion with two rear dormers with juliet balconies and front rooflights.
Due to the application site's location, the proposed front extension and rooflights would be visible within the street scene. No.30 Totternhoe Road is set back from the highway and surrounded by detached dwellings of similar design and scale. The proposed front extension includes modern features such as the proposed glazing, and would replicate the existing gable ends on either side. The neighbouring dwelling to the West, No.32 Totternhoe Road, displays an existing central gable. It is considered that the proposed front extension would not appear out of character with the surrounding dwellings, or result in a detrimental impact to the character and appearance of the area.
It is acknowledged that large flat roofed dormers would not usually be acceptable, however rather than a single dormer, the proposal consists of two separate dormer windows, which has reduced potential bulk and ensured that the roofslope is not dominated by volume. As sunch, the proposed rear dormer windows would not result in a detrimental impact to the existing dwellinghouse.
In terms of neighbouring impact, the proposal is sited approximately 7 metres from neighbouring dwelling, No.32. Due to the orientation of both dwellings and sufficient separation distance, this neighbouring dwelling is unlikely to be detrimentally impacted by the proposal. No.28 Totternhoe Road has a typical side-to-side relationship with the application site, and therefore with the additional benefit of mature boundary treatment, the windows in the rear dormer would be unlikely to result in a detrimental loss of privacy to this dwelling.
The proposal would create an additional bedroom, resulting in a six-bedroom dwelling. According to the Parking Standards SPD, the property would require four off-street parking spaces, which would be achievable at the application site due to the double garage and large private driveway.
Policy EE4 of the Local Plan states that development proposals will be permitted where any removal of trees to accommodate development is justified, and lost assets are replaced within the development site with appropriate planting of suitable species of equivalent scale and character. The Council's Tree Officer raised concern that the Cherry tree is likely to be significantly damaged by the proposed front extension and the removal of this tree in order to secure a more satisfactory tree replacement would be acceptable with a standard landscape condition imposed on the development.
Dunstable Town Council were consulted on the application and raised no comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF).Reasons for Granting:
The application site is a two storey detached dwelling located along Totternhoe Road in Dunstable. The proposal consists of the erection of a two-storey front extension, loft conversion with two rear dormers with juliet balconies and front rooflights.
Due to the application site's location, the proposed front extension and rooflights would be visible within the street scene. No.30 Totternhoe Road is set back from the highway and surrounded by detached dwellings of similar design and scale. The proposed front extension includes modern features such as the proposed glazing, and would replicate the existing gable ends on either side. The neighbouring dwelling to the West, No.32 Totternhoe Road, displays an existing central gable. It is considered that the proposed front extension would not appear out of character with the surrounding dwellings, or result in a detrimental impact to the character and appearance of the area.
It is acknowledged that large flat roofed dormers would not usually be acceptable, however rather than a single dormer, the proposal consists of two separate dormer windows, which has reduced potential bulk and ensured that the roofslope is not dominated by volume. As sunch, the proposed rear dormer windows would not result in a detrimental impact to the existing dwellinghouse.
In terms of neighbouring impact, the proposal is sited approximately 7 metres from neighbouring dwelling, No.32. Due to the orientation of both dwellings and sufficient separation distance, this neighbouring dwelling is unlikely to be detrimentally impacted by the proposal. No.28 Totternhoe Road has a typical side-to-side relationship with the application site, and therefore with the additional benefit of mature boundary treatment, the windows in the rear dormer would be unlikely to result in a detrimental loss of privacy to this dwelling.
The proposal would create an additional bedroom, resulting in a six-bedroom dwelling. According to the Parking Standards SPD, the property would require four off-street parking spaces, which would be achievable at the application site due to the double garage and large private driveway.
Policy EE4 of the Local Plan states that development proposals will be permitted where any removal of trees to accommodate development is justified, and lost assets are replaced within the development site with appropriate planting of suitable species of equivalent scale and character. The Council's Tree Officer raised concern that the Cherry tree is likely to be significantly damaged by the proposed front extension and the removal of this tree in order to secure a more satisfactory tree replacement would be acceptable with a standard landscape condition imposed on the development.
Dunstable Town Council were consulted on the application and raised no comments. The application was subject to public consultation and no representations were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Section 11 of Central Bedfordshire Design Guide, Parking Standards for New Developments SPD and Section 12 of the National Planning Policy Framework (NPPF). |
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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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)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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspxWill 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:
http://www.centralbedfordshire.gov.uk/council-tax/bands/find.aspx |
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