| Informative Notes: | | 1
)Reasons for granting:
The application seeks permission for a part two storey, part single storey rear extension and a first floor front extension. The proposed first floor extension is set to the front of the property so would be visible to the streetscene, however it would be set back from the highway boundary. There is an existing range of front extensions in the local area and due to this it is considered the first floor extension would be in keeping with the local area and the scale and design would remain proportionate to the property. The proposed rear extensions, whilst not visible to the street scene, would be set below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling.
In terms of neighbouring amenity, the proposed rear extension would be sited adjacent to the shared boundary line of No.20 Lockington Crescent. The proposal would be single storey adjacent to the shared boundary and then two storey on the side nearest 16 Lockington Crescent. The extension would pass the 45 degree guidance for assessing light impact outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.20's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. On balance, it is not considered that the part single and part two storey rear extension due to the scale and design of the proposal would result in any overbearing impact to this neighbour. In addition, the first-floor windows of the proposed extension, on the basis of the siting and existing first floor fenestration; would not be considered to result in any detrimental loss of privacy.
The proposed rear extension would be off the boundary to the west with No.16 Lockington Crescent. Given the separation distance between the two properties it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour.
All neighbours for the first floor front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal.
There is a new proposed window that is obscure glazed on the side elevation to the west of the property. This would face the side elevation of No.16 Lockington Crescent and would serve a non habitable room. A condition would be included to ensure this is obscure-glazed to ensure the privacy of the adjacent neighbouring property.
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.
The application was subject to public consultation and no representations were received, Dunstable Town Council raised no objections to the proposal.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF.Reasons for granting:
The application seeks permission for a part two storey, part single storey rear extension and a first floor front extension. The proposed first floor extension is set to the front of the property so would be visible to the streetscene, however it would be set back from the highway boundary. There is an existing range of front extensions in the local area and due to this it is considered the first floor extension would be in keeping with the local area and the scale and design would remain proportionate to the property. The proposed rear extensions, whilst not visible to the street scene, would be set below the ridgeline of the host dwelling and would be using matching materials and as such would appear subservient to the host dwelling.
In terms of neighbouring amenity, the proposed rear extension would be sited adjacent to the shared boundary line of No.20 Lockington Crescent. The proposal would be single storey adjacent to the shared boundary and then two storey on the side nearest 16 Lockington Crescent. The extension would pass the 45 degree guidance for assessing light impact outlined in Section 11 of the Central Bedfordshire Design Guide in relation to No.20's habitable rooms at both the first floor and ground floor. The 45 Degree Rule aims to maintain a reasonable relationship between existing buildings and extensions, as well as preventing an excessive daylight loss or overshadowing to habitable rooms of neighbouring properties and as such the proposed extensions are not considered to cause an adverse loss of light to this neighbouring property. On balance, it is not considered that the part single and part two storey rear extension due to the scale and design of the proposal would result in any overbearing impact to this neighbour. In addition, the first-floor windows of the proposed extension, on the basis of the siting and existing first floor fenestration; would not be considered to result in any detrimental loss of privacy.
The proposed rear extension would be off the boundary to the west with No.16 Lockington Crescent. Given the separation distance between the two properties it is not considered that the proposal would result in any loss of light, loss of privacy or overbearing impact to this neighbour.
All neighbours for the first floor front extension are considered sufficiently separated for there to be any neighbouring impact due to the sitting and scale of the proposal.
There is a new proposed window that is obscure glazed on the side elevation to the west of the property. This would face the side elevation of No.16 Lockington Crescent and would serve a non habitable room. A condition would be included to ensure this is obscure-glazed to ensure the privacy of the adjacent neighbouring property.
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.
The application was subject to public consultation and no representations were received, Dunstable Town Council raised no objections to the proposal.
It is considered that the proposal will be in accordance with Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, Parking Standards in new development SPD, Section 11 of the Central Bedfordshire Design Guide and Section 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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)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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