| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwelling located on Wingate Road, Dunstable. No.25 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 front extension and garage conversion which would see the installation of a new door and window on the front elevation as well as the replacement of the existing flat roof, with a pitched roof. The front extension would have a proposed width of approximately 2.4 metres, a depth of 1 metre, an eaves height of 2.7 metres and a maximum height of 3.2 metres.
The proposal would result in a minor increase in the properties footprint, approximately 2.6m2, and therefore would be considered a proportionate addition to the dwelling. The front extension and redesign of the roof would be visible within the street scene of Wingate Road, however, due to the limited scale of the alterations and the insertion of a pitched roof 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 front extension would be built on the boundary with the neighbouring property, 23 Wingate Road, but due to its limited scale and separation distance to the main dwelling, approximately 3.8 metres, it is not considered that the proposed extension would have a detrimental impact on the residential amenities of this neighbour. The extension would be further separated from the other neighbouring property, 27 Wingate Road, with a separation distance of approximately 5.5 metres and therefore is not considered to have a detrimental impact on the residential amenities of this neighbour. All other neighbours are considered sufficiently separated from the front extension for there to be any material impact. There are no privacy concerns regarding the window on the front elevation as it does not directly look into any neighbouring properties. The alterations to the front of the property would be visible from a number of properties on Wingate Road, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. 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 facilitate an additional bedroom through the garage conversion which would also result in the removal of an off-street parking space. The total number of the bedrooms at the property would reach 4, which would require 3 off-street parking spaces to be provided which cannot be met as the driveway at the front of the property can only facilitate 1 space that meets the minimum size requirements. Although the proposal does result in an under provision of parking at the property, a garage conversion could be achieved under permitted development which would result in the same under provision of parking and therefore this is not considered significant enough to warrant refusal solely on this basis. In addition to this, on-street parking is already present on Wingate Road and therefore any on-street parking resulting from the proposal would not have a significant impact on the existing parking situation and therefore would not have a detrimental impact on highways safety. Therefore, 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 and raised no objection. Natural England were 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 Wingate Road, Dunstable. No.25 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 front extension and garage conversion which would see the installation of a new door and window on the front elevation as well as the replacement of the existing flat roof, with a pitched roof. The front extension would have a proposed width of approximately 2.4 metres, a depth of 1 metre, an eaves height of 2.7 metres and a maximum height of 3.2 metres.
The proposal would result in a minor increase in the properties footprint, approximately 2.6m2, and therefore would be considered a proportionate addition to the dwelling. The front extension and redesign of the roof would be visible within the street scene of Wingate Road, however, due to the limited scale of the alterations and the insertion of a pitched roof 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 front extension would be built on the boundary with the neighbouring property, 23 Wingate Road, but due to its limited scale and separation distance to the main dwelling, approximately 3.8 metres, it is not considered that the proposed extension would have a detrimental impact on the residential amenities of this neighbour. The extension would be further separated from the other neighbouring property, 27 Wingate Road, with a separation distance of approximately 5.5 metres and therefore is not considered to have a detrimental impact on the residential amenities of this neighbour. All other neighbours are considered sufficiently separated from the front extension for there to be any material impact. There are no privacy concerns regarding the window on the front elevation as it does not directly look into any neighbouring properties. The alterations to the front of the property would be visible from a number of properties on Wingate Road, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. 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 facilitate an additional bedroom through the garage conversion which would also result in the removal of an off-street parking space. The total number of the bedrooms at the property would reach 4, which would require 3 off-street parking spaces to be provided which cannot be met as the driveway at the front of the property can only facilitate 1 space that meets the minimum size requirements. Although the proposal does result in an under provision of parking at the property, a garage conversion could be achieved under permitted development which would result in the same under provision of parking and therefore this is not considered significant enough to warrant refusal solely on this basis. In addition to this, on-street parking is already present on Wingate Road and therefore any on-street parking resulting from the proposal would not have a significant impact on the existing parking situation and therefore would not have a detrimental impact on highways safety. Therefore, 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 and raised no objection. Natural England were 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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