| Informative Notes: | | 1
)Reasons for Granting:
The application site is a two-storey, semi-detached dwelling located on Wingate Road, Dunstable and is constructed of mainly brickwork with a gable tile roof and benefits from an attached store on the side elevation. The proposal consists of the erection of a single storey wrap around front extension, addition of a new front door, the replacement of a conservatory and installation of a roof light. The erection of a first floor side extension.
To the front, the extension would have a depth of approximately 1 metres, a width of 6 metres and a height to the eaves of 2.5 meters and a maximum mono-pitched roof height of some 3.3 metres. To the rear, the extension would project some 5 metres from the existing building, with a width of 6.8 metres and a height to the eaves of 2.7 metres. This would have a maximum hipped roof height of some 3.4 metres. The side extension would be partially accommodated within the footprint of the existing garage/store, with an overall increase in depth of approximately 4 metres. This element would also include a first-floor extension measuring 7.1 metres in depth and 1.25 metres in width, rising to a full gable roof height of some 7 metres. The overall footprint of the property would increase by approximately 27 square metres.
Wingate Road is characterised by two-storey dwellings of similar age and design, with semi-detached plots separated by adjoined garages. On the basis of its design and scale, the proposal would form a proportionate addition to the existing dwellinghouse and would not be deemed to have any detrimental impact on the character and appearance of the area. Examples of similar developments across Wingate road are noted and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The majority of the proposal would be sited within the footprint of existing built form to the side and rear of the property. The alterations to the front elevation will be visible from the street scene, however due to the scale and design they would be considered a modest addition.
The first floor addition to the east facing elevation would be set off the boundary by 1 metre from the neighbouring property and therefore would not create a terracing effect. Moreover, the ridge height of this extension is set down some 0.4 metres from the ridge height of the original dwelling, and therefore would remain a subservient addition. All proposed alterations will be constructed in materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No.3 and No.7 Wingate road. In terms of neighbouring amenity, the rear extension would be set on the boundary with No.7 Wingate Road and would surpass the rear projection of this property by 5 metres. The rear extension would have a degree of impact on the light to this neighbouring property (rear window). While it is accepted that the proposal would have a relatively large depth, given the modest height of the eaves of the proposal and existing built form within the application site on this neighbouring boundary it would not be considered so significant to warrant a reason for refusal.
Neighbouring dwelling No.3 would be separated from the rear extension by an existing garage within this neighbouring property, giving a distance of some 3 metres on the ground floor, the proposed first floor extension would separated some 4 metres from this property. Notwithstanding the increase in built form along this boundary, the existing attached garage relationship, sufficient distancing of the first floor addition, and the absence of windows facing this neighbour, ensure that no adverse impact on neighbouring amenity would arise. All neighbours adjacent to the front extension are considered sufficiently separated for there to be any neighbouring impact. As such the proposal is not considered to result in an unacceptable loss of outlook, overbearing impact, or loss of privacy.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
Dunstable Town Council were consulted on this application and did not provide any comments. The application was subject to public consultation and no representations were received. As the site is present within the Chilterns Beechwoods SAC, Natural England were consulted but have raised no comments.
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, semi-detached dwelling located on Wingate Road, Dunstable and is constructed of mainly brickwork with a gable tile roof and benefits from an attached store on the side elevation. The proposal consists of the erection of a single storey wrap around front extension, addition of a new front door, the replacement of a conservatory and installation of a roof light. The erection of a first floor side extension.
To the front, the extension would have a depth of approximately 1 metres, a width of 6 metres and a height to the eaves of 2.5 meters and a maximum mono-pitched roof height of some 3.3 metres. To the rear, the extension would project some 5 metres from the existing building, with a width of 6.8 metres and a height to the eaves of 2.7 metres. This would have a maximum hipped roof height of some 3.4 metres. The side extension would be partially accommodated within the footprint of the existing garage/store, with an overall increase in depth of approximately 4 metres. This element would also include a first-floor extension measuring 7.1 metres in depth and 1.25 metres in width, rising to a full gable roof height of some 7 metres. The overall footprint of the property would increase by approximately 27 square metres.
Wingate Road is characterised by two-storey dwellings of similar age and design, with semi-detached plots separated by adjoined garages. On the basis of its design and scale, the proposal would form a proportionate addition to the existing dwellinghouse and would not be deemed to have any detrimental impact on the character and appearance of the area. Examples of similar developments across Wingate road are noted and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The majority of the proposal would be sited within the footprint of existing built form to the side and rear of the property. The alterations to the front elevation will be visible from the street scene, however due to the scale and design they would be considered a modest addition.
The first floor addition to the east facing elevation would be set off the boundary by 1 metre from the neighbouring property and therefore would not create a terracing effect. Moreover, the ridge height of this extension is set down some 0.4 metres from the ridge height of the original dwelling, and therefore would remain a subservient addition. All proposed alterations will be constructed in materials to match the existing dwellinghouse. As such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
Regarding the siting of the proposal, the most potentially impacted neighbouring dwellings are deemed to be No.3 and No.7 Wingate road. In terms of neighbouring amenity, the rear extension would be set on the boundary with No.7 Wingate Road and would surpass the rear projection of this property by 5 metres. The rear extension would have a degree of impact on the light to this neighbouring property (rear window). While it is accepted that the proposal would have a relatively large depth, given the modest height of the eaves of the proposal and existing built form within the application site on this neighbouring boundary it would not be considered so significant to warrant a reason for refusal.
Neighbouring dwelling No.3 would be separated from the rear extension by an existing garage within this neighbouring property, giving a distance of some 3 metres on the ground floor, the proposed first floor extension would separated some 4 metres from this property. Notwithstanding the increase in built form along this boundary, the existing attached garage relationship, sufficient distancing of the first floor addition, and the absence of windows facing this neighbour, ensure that no adverse impact on neighbouring amenity would arise. All neighbours adjacent to the front extension are considered sufficiently separated for there to be any neighbouring impact. As such the proposal is not considered to result in an unacceptable loss of outlook, overbearing impact, or loss of privacy.
On the basis of the scale and nature of the development, adequate parking has been retained. The proposal does not create any additional bedrooms and as such will not be required to demonstrate further onsite parking.
Dunstable Town Council were consulted on this application and did not provide any comments. The application was subject to public consultation and no representations were received. As the site is present within the Chilterns Beechwoods SAC, Natural England were consulted but have raised no comments.
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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)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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