| Informative Notes: | | 1
)Reasons for granting
The application site is a two-storey semi-detached dwelling located on Beech Green, Dunstable. No.7 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design. The proposal consists of the erection of a single storey side extension following the demolition of an existing side extension as well as the erection of a front porch following the removal of the existing porch. Also included within the proposal is alterations to the windows and doors. The side extension would have a proposed width of approximately 3.7 metres a depth 5.5 metres, an eaves height of 2.4 metres and a maximum height of 3.3 metres. The front porch would have a proposed width of approximately 2.9 metres a depth 2.6 metres, an eaves height of 2.6 metres and a maximum height of 3.5 metres.
The side extension would result in a modest increase in the properties footprint but would still be considered modest in scale and proportionate to the host dwelling. The proposed front porch would also be considered a proportionate addition and would be well suited to the host dwelling due to its limited scale and pitched roof. The side extension and front porch would both be readily visible within the street scene of Beech Green, however, due to their modest scale and pitched roofs the proposal is not considered to have a detrimental impact on the street scene. The alterations to the windows and doors would be considered minor alterations that would not have a detrimental impact on the character and appearance of the area. Overall, 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 side extension is set on the shared boundary with 9 Beech Green but would be well separated from the property itself with a separation distance of approximately 6 metres. The front porch would be further separated from the property. Due to this separation, it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 5 Beech Green, would be separated from the proposed front porch by approximately 2.6 metres. Due to this separation and its modest size, the front porch would not be considered to have a detrimental impact on the residential amenities of this neighbour, and the side extension would be entirely screened from this property by the existing dwelling. The alterations to the front of the property would be visible from a number of properties along Beech Green, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. There are no privacy concerns regarding the alterations to the windows and doors. 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 does not lead to any additional bedrooms and would not see the removal of any off-street parking. Therefore, adequate parking provision has been retained on site, and 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. The Tree Officer was also consulted as part of this application and raised no objection. 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 Beech Green, Dunstable. No.7 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design. The proposal consists of the erection of a single storey side extension following the demolition of an existing side extension as well as the erection of a front porch following the removal of the existing porch. Also included within the proposal is alterations to the windows and doors. The side extension would have a proposed width of approximately 3.7 metres a depth 5.5 metres, an eaves height of 2.4 metres and a maximum height of 3.3 metres. The front porch would have a proposed width of approximately 2.9 metres a depth 2.6 metres, an eaves height of 2.6 metres and a maximum height of 3.5 metres.
The side extension would result in a modest increase in the properties footprint but would still be considered modest in scale and proportionate to the host dwelling. The proposed front porch would also be considered a proportionate addition and would be well suited to the host dwelling due to its limited scale and pitched roof. The side extension and front porch would both be readily visible within the street scene of Beech Green, however, due to their modest scale and pitched roofs the proposal is not considered to have a detrimental impact on the street scene. The alterations to the windows and doors would be considered minor alterations that would not have a detrimental impact on the character and appearance of the area. Overall, 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 side extension is set on the shared boundary with 9 Beech Green but would be well separated from the property itself with a separation distance of approximately 6 metres. The front porch would be further separated from the property. Due to this separation, it is not considered that the proposal would have a detrimental impact on the residential amenities of this neighbour. The other neighbouring property, 5 Beech Green, would be separated from the proposed front porch by approximately 2.6 metres. Due to this separation and its modest size, the front porch would not be considered to have a detrimental impact on the residential amenities of this neighbour, and the side extension would be entirely screened from this property by the existing dwelling. The alterations to the front of the property would be visible from a number of properties along Beech Green, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. There are no privacy concerns regarding the alterations to the windows and doors. 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 does not lead to any additional bedrooms and would not see the removal of any off-street parking. Therefore, adequate parking provision has been retained on site, and 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. The Tree Officer was also consulted as part of this application and raised no objection. 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. |
| 2
)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. |
| 3
)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). |
| 4
)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 |
| 5
)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. |
|
|---|