| Informative Notes: | | 1
)Reasons for Granting
The application site is a two-storey, detached dwelling located on the north side of Friars Walk in Dunstable. No.2 is constructed of brickwork, featuring hanging tiles and black timber framing, with a hipped tile roof and gable front projection. The property currently benefits from a single garage and a large driveway. The proposal includes a garage conversion, erection of a first floor side extension, and removal of chimneys. The proposed first-floor extension would sit above the converted garage and have a depth of 7.8 metres, a width of 2.6 metres. In combination with the existing garage at ground floor level, the development would result in an overall eaves height of approximately 5.4 metres and a maximum hipped roof height of some 7.4 metres.
The proposed first-floor extension would be sited to the northeast, side elevation of the dwelling and would sit above the converted garage, retaining the existing footprint of the property. Given the siting of the proposal, the extension and garage conversion would be readily visible within the streetscene. Large dwellings and first-storey additions to other properties across Friars Walk are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The proposal would be set back some 2.5 metres from the principle elevation of the dwelling and set down some 0.9 metres from the ridge of the existing roof, as such would be considered to remain a subservient addition to the host dwelling. Although 1st floor additions are usually only appropriate when sited over a metre from the side boundary, it is considered that in the context of this site, with the adjacent building next door, existing spacing and the proposed set back from the road that in this location development to the boundary is acceptable as it would not lead to potential terracing, or visual dominance. Furthermore, the proposal would be constructed of materials that match the existing dwellinghouse and as such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The works include the conversion of the existing garage, which would see the garage door infilled with brickwork and the addition of a window. This would be considered a minor alteration that would not have a material impact on the character and appearance of the area.
In terms of neighbouring amenity, Queensborough House, to the northeast of the application site, appears to be a small scale medical facility. The proposed first-floor extension would be sited approximately 3.3 metres from this neighbouring property. Queensborough House contains no windows within its southwest elevation facing the application site. In this context, it is not considered that the proposal would give rise to any unacceptable impact in terms of overlooking, loss of privacy, impact upon the use of the building, or loss of light. To the rear, the application site lies adjacent to the Thames Industrial Estate, given the commercial context, and the distance between the proposal and the shared boundary, it is not considered that the proposal would result in any adverse impact on neighbouring amenity and is considered acceptable in this regard. Residential properties within Friars Walk have been considered, however due to scale and location are considered satisfactorily spaced to ensure no significant impacts would occur to residential amenity.
The garage conversion and first-floor extension include the addition of windows to the principal elevation of the dwelling, these would face onto Friars Walk and would not overlook any private amenity space and as such would not result in any detrimental impact on neighbouring amenity.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would increase the number of bedrooms within dwellinghouse from three to four. The property currently provides two off-street driveway spaces, with the ability to provide one further parking space on the large driveway. As such it is not considered that the parking arrangements, as a result of this proposal, would cause detrimental harm to the highway or its users. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, adequate parking has been retained in line with the Parking Standards SPD.
Ecology were consulted on the application and expressed no objections, however there were comments raised regarding the possibility of roosting bats, as such an informative have been added to this application to remind the applicant of their relevant responsibilities.
Dunstable Town Council were consulted on this application and raised no objection. The Archaeological Officer was consulted on the proposal and provided no comments. As the site is present within the Chilterns Beechwoods SAC, Natural England were consulted but have raised no comments. Neighbouring properties have been consulted on the application and no comments 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 two-storey, detached dwelling located on the north side of Friars Walk in Dunstable. No.2 is constructed of brickwork, featuring hanging tiles and black timber framing, with a hipped tile roof and gable front projection. The property currently benefits from a single garage and a large driveway. The proposal includes a garage conversion, erection of a first floor side extension, and removal of chimneys. The proposed first-floor extension would sit above the converted garage and have a depth of 7.8 metres, a width of 2.6 metres. In combination with the existing garage at ground floor level, the development would result in an overall eaves height of approximately 5.4 metres and a maximum hipped roof height of some 7.4 metres.
The proposed first-floor extension would be sited to the northeast, side elevation of the dwelling and would sit above the converted garage, retaining the existing footprint of the property. Given the siting of the proposal, the extension and garage conversion would be readily visible within the streetscene. Large dwellings and first-storey additions to other properties across Friars Walk are noted, and therefore the proposal is not considered to be at odds with the existing grain and pattern of development. The proposal would be set back some 2.5 metres from the principle elevation of the dwelling and set down some 0.9 metres from the ridge of the existing roof, as such would be considered to remain a subservient addition to the host dwelling. Although 1st floor additions are usually only appropriate when sited over a metre from the side boundary, it is considered that in the context of this site, with the adjacent building next door, existing spacing and the proposed set back from the road that in this location development to the boundary is acceptable as it would not lead to potential terracing, or visual dominance. Furthermore, the proposal would be constructed of materials that match the existing dwellinghouse and as such, it is not considered that the proposal would have a detrimental impact on the character and appearance of the area.
The works include the conversion of the existing garage, which would see the garage door infilled with brickwork and the addition of a window. This would be considered a minor alteration that would not have a material impact on the character and appearance of the area.
In terms of neighbouring amenity, Queensborough House, to the northeast of the application site, appears to be a small scale medical facility. The proposed first-floor extension would be sited approximately 3.3 metres from this neighbouring property. Queensborough House contains no windows within its southwest elevation facing the application site. In this context, it is not considered that the proposal would give rise to any unacceptable impact in terms of overlooking, loss of privacy, impact upon the use of the building, or loss of light. To the rear, the application site lies adjacent to the Thames Industrial Estate, given the commercial context, and the distance between the proposal and the shared boundary, it is not considered that the proposal would result in any adverse impact on neighbouring amenity and is considered acceptable in this regard. Residential properties within Friars Walk have been considered, however due to scale and location are considered satisfactorily spaced to ensure no significant impacts would occur to residential amenity.
The garage conversion and first-floor extension include the addition of windows to the principal elevation of the dwelling, these would face onto Friars Walk and would not overlook any private amenity space and as such would not result in any detrimental impact on neighbouring amenity.
All other neighbouring dwellings are sufficiently separated and/ or screened from the proposal as to where they would not be detrimentally impacted.
The proposal would increase the number of bedrooms within dwellinghouse from three to four. The property currently provides two off-street driveway spaces, with the ability to provide one further parking space on the large driveway. As such it is not considered that the parking arrangements, as a result of this proposal, would cause detrimental harm to the highway or its users. The proposal includes a garage conversion to habitable living space, however according to the Parking Standards SPD, the existing single garage would not be large enough to accommodate an off-street parking space, and as such, on the basis of the scale and nature of the development, adequate parking has been retained in line with the Parking Standards SPD.
Ecology were consulted on the application and expressed no objections, however there were comments raised regarding the possibility of roosting bats, as such an informative have been added to this application to remind the applicant of their relevant responsibilities.
Dunstable Town Council were consulted on this application and raised no objection. The Archaeological Officer was consulted on the proposal and provided no comments. As the site is present within the Chilterns Beechwoods SAC, Natural England were consulted but have raised no comments. Neighbouring properties have been consulted on the application and no comments 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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)The applicant is advised where roofing work or timber treatment is to be undertaken, it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. The applicant is advised where roofing work or timber treatment is to be undertaken, it is the legal responsibility of the contractor to check for bats. If bats are found during the course of any work to buildings or trees where not previously anticipated, then works should immediately stop and Natural England notified for appropriate advice. |
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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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