| Informative Notes: | | 1
)Reasons for Granting
The application site is a 1.5 storey, detached dwelling located on Water Lane, Flitwick and is constructed of buff brickwork with a gable tile roof featuring front and rear dormers. A public footpath runs along the southern boundary of the site, and the rear elevation of the site faces onto an area of green amenity space with a river running as a natural rear boundary of the site. The proposal consists of the erection of a single storey rear extension with roof lanterns and the addition of new front and rear dormers to existing loft rooms. The rear extension would measure approximately 8.8 meters in width, 4 meters in depth and would have a flat roof with a height of at least some 3 meters. The overall footprint of the property would increase by 35 square metres.
This application is a re-submission of planning application CB/25/02847/FULL which was refused in November 2025 for the following reasons; the design of the front dormers and cat-slide roof would result in an unacceptable roof form, increasing bulk and massing. The proposed development has taken on board these comments and amendments have been made to the scheme prior to submission, altering the design of the dormers and rear extension.
Water Lane is characterised by a mixture of chalet bungalows and two storey properties of similar age and design. On the basis of its design and scale, the proposal would form a proportionate addition to the existing dwellinghouse. The approximately 3m high flat roof will be slightly taller than the eaves of the main dwelling and the rear dormer will surpass the eaves of the original dwellinghouse, encroaching onto the proposed rear extension. Whilst this is considered visually awkward, as this would be located to the rear, it will not be seen within the street scene and as such considered on balance visually acceptable in this instance. Furthermore several examples of rear extensions and dormers are noted across Water Lane and as such, the proposed rear works would not be deemed to have any detrimental impact on the character and appearance of the area.
The proposed front dormer would be an increase in size, extending by approximately 1.2 metres in both height and depth, with a further 2.3 metres in length, and would be positioned partially within the footprint of the existing dormer. Notwithstanding this increase, their scale and proportions would remain consistent with local grain of development and the dormer would retain the same design approach as the existing. The change in external material from hanging tiles to grey cladding would represent a minor alteration, and examples of similar cladding can be seen within the streetscene. As such the proposal would not appear out of character within the local context.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No. 25 and No.29 Water Lane. In terms of neighbouring amenity, the proposed extension would be set some 3 metres from the side elevation of No. 25, while this extension would project beyond the rear elevation this dwelling and include the installation of two new windows on the north elevation, the staggered relationship and retained separation distance, ensures that this would not lead to any loss of light, privacy or overbearing impact to this property. The dwelling house No.29 would be separated from the rear extension by some 6 metres, and the proposed first floor window on the south elevation will be obscurely glazed. Due to this separation, and the scale of the proposal no detrimental impact on occupants of this neighbouring dwelling would be deemed to arise.
The proposed rear dormers would not face any neighbouring properties and as such would not lead to any overlooking concerns to the rear of the site. Additionally, the proposed front dormers would not lead to further overbearing impacts on any adjacent neighbouring properties. As such, the proposal is not considered to lead to any detrimental impacts on the residential amenities of neighbouring properties.
The proposal would increase the number of bedrooms in the dwelling from three to four. As demonstrated on drawing number MB-25-202-02, there is sufficient parking arrangements for three parking spaces at the property and adequate parking has been retained in line with the parking standards SPD.
Flitwick Town Council were consulted on this application and did not provide any comments. Neighbouring properties have been consulted on the application and no representations have been 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 1.5 storey, detached dwelling located on Water Lane, Flitwick and is constructed of buff brickwork with a gable tile roof featuring front and rear dormers. A public footpath runs along the southern boundary of the site, and the rear elevation of the site faces onto an area of green amenity space with a river running as a natural rear boundary of the site. The proposal consists of the erection of a single storey rear extension with roof lanterns and the addition of new front and rear dormers to existing loft rooms. The rear extension would measure approximately 8.8 meters in width, 4 meters in depth and would have a flat roof with a height of at least some 3 meters. The overall footprint of the property would increase by 35 square metres.
This application is a re-submission of planning application CB/25/02847/FULL which was refused in November 2025 for the following reasons; the design of the front dormers and cat-slide roof would result in an unacceptable roof form, increasing bulk and massing. The proposed development has taken on board these comments and amendments have been made to the scheme prior to submission, altering the design of the dormers and rear extension.
Water Lane is characterised by a mixture of chalet bungalows and two storey properties of similar age and design. On the basis of its design and scale, the proposal would form a proportionate addition to the existing dwellinghouse. The approximately 3m high flat roof will be slightly taller than the eaves of the main dwelling and the rear dormer will surpass the eaves of the original dwellinghouse, encroaching onto the proposed rear extension. Whilst this is considered visually awkward, as this would be located to the rear, it will not be seen within the street scene and as such considered on balance visually acceptable in this instance. Furthermore several examples of rear extensions and dormers are noted across Water Lane and as such, the proposed rear works would not be deemed to have any detrimental impact on the character and appearance of the area.
The proposed front dormer would be an increase in size, extending by approximately 1.2 metres in both height and depth, with a further 2.3 metres in length, and would be positioned partially within the footprint of the existing dormer. Notwithstanding this increase, their scale and proportions would remain consistent with local grain of development and the dormer would retain the same design approach as the existing. The change in external material from hanging tiles to grey cladding would represent a minor alteration, and examples of similar cladding can be seen within the streetscene. As such the proposal would not appear out of character within the local context.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No. 25 and No.29 Water Lane. In terms of neighbouring amenity, the proposed extension would be set some 3 metres from the side elevation of No. 25, while this extension would project beyond the rear elevation this dwelling and include the installation of two new windows on the north elevation, the staggered relationship and retained separation distance, ensures that this would not lead to any loss of light, privacy or overbearing impact to this property. The dwelling house No.29 would be separated from the rear extension by some 6 metres, and the proposed first floor window on the south elevation will be obscurely glazed. Due to this separation, and the scale of the proposal no detrimental impact on occupants of this neighbouring dwelling would be deemed to arise.
The proposed rear dormers would not face any neighbouring properties and as such would not lead to any overlooking concerns to the rear of the site. Additionally, the proposed front dormers would not lead to further overbearing impacts on any adjacent neighbouring properties. As such, the proposal is not considered to lead to any detrimental impacts on the residential amenities of neighbouring properties.
The proposal would increase the number of bedrooms in the dwelling from three to four. As demonstrated on drawing number MB-25-202-02, there is sufficient parking arrangements for three parking spaces at the property and adequate parking has been retained in line with the parking standards SPD.
Flitwick Town Council were consulted on this application and did not provide any comments. Neighbouring properties have been consulted on the application and no representations have been 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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)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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