| Informative Notes: | | 1
)Reasons for Granting:
The application site is 11 Tyburn Lane, Dunstable. The host dwelling is a semi-detached dwelling is surrounded by dwellings with a similar design.
The proposed development include the erection of a single storey side and rear extension with roof lights.
The proposed development would be visible within the streetscene with views along Tyburn Lane. The side extension would include a lean-to pitched roof. The proposed single storey rear extension would include a pitched roof. As such, the proposal would resemble well with the original pitched roof of the host dwelling and would not be deemed an uncharacteristic feature to the application site. Therefore, having regard to the appropriate scale of the proposal and design of the proposal in that it would not detract from the original and existing architectural features of the host dwelling and that the materials specifically proposed brickwork and windows being a similar appearance to the host dwelling, it is not considered that the proposal would give rise to unacceptable harm to the host dwelling or to the character and appearance of the area. The proposed rooflights would be deemed a sympathetic addition to the host dwelling that would not give to significant harm to the character and appearance of the host dwelling and the wider streetscene.
In terms of impact on neighbouring amenity, the proposed development would be adequately separated from the shared boundary with No. 9 Tyburn Lane by some 2.8 metres. In addition, No. 9 would be screened from the side extension by existing built form at the host dwelling. It is therefore considered that the proposal would not give rise to significant harm to the amenities of the occupants at No. 9. In terms of No. 13 Tyburn Lane, the proposal would be sited some 0.5 metres from the shared boundary with No. 13 Tyburn Lane, with a further separation distance of some 0.8 metres from the proposed single storey rear extension. From the Officer's site visit, there is an existing garage that serves No. 13 with an open structure to the side / rear. Given the garage is not considered a habitable space, the separation distance of the proposal from No. 13 and the single storey nature of the proposal, it is not considered that the proposal would give rise to undue overlooking concerns, loss of light, overbearingness, loss of light, loss of outlook or loss of privacy concerns. No other surrounding properties will be unduly affected in terms of residential amenity due to the distances and relationships involved.
In terms of parking and access, the proposal would create an additional bedroom, taking the host dwelling from a 2 to 3 bedroom dwelling. As per the Parking Standards for New Development, the required number of parking spaces for a 3 bedroom dwelling remains as 2. Therefore, the number of parking spaces would be considered on a like-for-like basis.
It is therefore considered that the proposal as a whole would not result in a detrimental material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan (CBLP)
The application was subject to public consultation and no representation were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the CBLP (2021), Policies D1, LD1, TT1 and TT3 of the Flitton, Greenfield and Pulloxhill Neighbourhood Plan 2019-2035, Section 11 of the Central Bedfordshire Design Guide (2023), Parking Standards for New Development and Section 9 and 12 of the NPPF.Reasons for Granting:
The application site is 11 Tyburn Lane, Dunstable. The host dwelling is a semi-detached dwelling is surrounded by dwellings with a similar design.
The proposed development include the erection of a single storey side and rear extension with roof lights.
The proposed development would be visible within the streetscene with views along Tyburn Lane. The side extension would include a lean-to pitched roof. The proposed single storey rear extension would include a pitched roof. As such, the proposal would resemble well with the original pitched roof of the host dwelling and would not be deemed an uncharacteristic feature to the application site. Therefore, having regard to the appropriate scale of the proposal and design of the proposal in that it would not detract from the original and existing architectural features of the host dwelling and that the materials specifically proposed brickwork and windows being a similar appearance to the host dwelling, it is not considered that the proposal would give rise to unacceptable harm to the host dwelling or to the character and appearance of the area. The proposed rooflights would be deemed a sympathetic addition to the host dwelling that would not give to significant harm to the character and appearance of the host dwelling and the wider streetscene.
In terms of impact on neighbouring amenity, the proposed development would be adequately separated from the shared boundary with No. 9 Tyburn Lane by some 2.8 metres. In addition, No. 9 would be screened from the side extension by existing built form at the host dwelling. It is therefore considered that the proposal would not give rise to significant harm to the amenities of the occupants at No. 9. In terms of No. 13 Tyburn Lane, the proposal would be sited some 0.5 metres from the shared boundary with No. 13 Tyburn Lane, with a further separation distance of some 0.8 metres from the proposed single storey rear extension. From the Officer's site visit, there is an existing garage that serves No. 13 with an open structure to the side / rear. Given the garage is not considered a habitable space, the separation distance of the proposal from No. 13 and the single storey nature of the proposal, it is not considered that the proposal would give rise to undue overlooking concerns, loss of light, overbearingness, loss of light, loss of outlook or loss of privacy concerns. No other surrounding properties will be unduly affected in terms of residential amenity due to the distances and relationships involved.
In terms of parking and access, the proposal would create an additional bedroom, taking the host dwelling from a 2 to 3 bedroom dwelling. As per the Parking Standards for New Development, the required number of parking spaces for a 3 bedroom dwelling remains as 2. Therefore, the number of parking spaces would be considered on a like-for-like basis.
It is therefore considered that the proposal as a whole would not result in a detrimental material impact on the residential amenities of any neighbouring properties and would not have a detrimental impact on the character and appearance of the area. The proposal is therefore considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan (CBLP)
The application was subject to public consultation and no representation were received.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the CBLP (2021), Policies D1, LD1, TT1 and TT3 of the Flitton, Greenfield and Pulloxhill Neighbourhood Plan 2019-2035, Section 11 of the Central Bedfordshire Design Guide (2023), Parking Standards for New Development and Section 9 and 12 of the 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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