| Informative Notes: | | 1
)Reasons for Granting:
The application is 184 West Street, Dunstable, The host dwelling is a semi-detached dwelling and is surrounded by dwellings with a similar design.
The proposed development includes the erection of a single storey rear extension, first floor side extension with replacement steps, new door surround and canopy. Alterations to the rear roof raising the eaves height and retaining the existing ridge. Installation of rooflights to the side and rear.
The proposed first floor side extension would be set some 1.01 metres away from the common boundary and as such would seek to avoid the terracing effect. The extension would be deemed proportionate to the host dwelling that would not give rise to significant harm to the character and appearance of the area. The proposed replacement steps, new door surround and canopy would be deemed sympathetic additions to the site and host dwelling that would not result in undue harm to the character and appearance of the area. The proposed single storey rear extension would be deemed appropriate in scale and design that would not result in undue harm to the host dwelling or wider public realm. In terms of the raising of the rear projecting eaves height of existing built form, whilst the existing and proposed plan appear to show a similar roof line between the application site and the first floor built form at No. 186 West Street, from the Officer's site visit the first floor roof line is set back by some 3.1 metres. Therefore, given this aspect of the proposal would be modest in scale it is not considered that the proposal would result in a significant harm 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 first floor side extension and rooflights would be sited some 1.01 metres from the shared boundary with No. 182 West Street. The single storey rear extension would be sited adjacent to the shared boundary with No. 182 West Street. However, there would be a separation distance from the nearest built form of this neighbour by some 2.1 metres. These aspects of the proposal would also comply with the 45 degree guidance when assessing loss of light to No. 182 fenestration. The views from the rooflights would provide outlook upwards rather than upwards and as such would not result in overlooking or loss of privacy concerns to No. 182. All other aspects of the proposal would not result in an undue harm to the amenities to the occupants at this property. No. 186 West Street would be screened from the single storey rear extension, rooflights to the side extension and first floor side extension by existing built form at the host dwelling. Therefore, these aspects of the proposal would not result in a detrimental harm to the amenities of the occupants at this property. The proposed raising of the first floor roof would result in the raising of the eaves line by some 640mm, given the increase would not be a significant increase it not considered that the proposal would result in a detrimental harm to the amenities of the occupants at this property. The replacement steps, new door surround and canopy would be adequately separated from the shared boundary with No. 186 and therefore would not result in an undue harm to the amenities of the occupants at No. 186. No. 43 and 44 Leighton Court would be sited to the rear of the application site and would be sufficiently separated from the proposed. Therefore, the proposal would not result in a significant harm to the amenities of the occupants at these properties.
In terms of parking and access, on the basis of the scale and nature of the development, adequate parking is achievable and has been retained. The proposal would not appear to increase the bedrooms within the dwelling at the application site, and therefore would be acceptable on a like-for-like basis.
The Council's Archaeology Officer was consulted and raised no comment to the proposal from an archaeological perspective.
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. Dunstable Town Council were consulted raised no objection to the proposal.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the CBLP (2021), 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 is 184 West Street, Dunstable, The host dwelling is a semi-detached dwelling and is surrounded by dwellings with a similar design.
The proposed development includes the erection of a single storey rear extension, first floor side extension with replacement steps, new door surround and canopy. Alterations to the rear roof raising the eaves height and retaining the existing ridge. Installation of rooflights to the side and rear.
The proposed first floor side extension would be set some 1.01 metres away from the common boundary and as such would seek to avoid the terracing effect. The extension would be deemed proportionate to the host dwelling that would not give rise to significant harm to the character and appearance of the area. The proposed replacement steps, new door surround and canopy would be deemed sympathetic additions to the site and host dwelling that would not result in undue harm to the character and appearance of the area. The proposed single storey rear extension would be deemed appropriate in scale and design that would not result in undue harm to the host dwelling or wider public realm. In terms of the raising of the rear projecting eaves height of existing built form, whilst the existing and proposed plan appear to show a similar roof line between the application site and the first floor built form at No. 186 West Street, from the Officer's site visit the first floor roof line is set back by some 3.1 metres. Therefore, given this aspect of the proposal would be modest in scale it is not considered that the proposal would result in a significant harm 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 first floor side extension and rooflights would be sited some 1.01 metres from the shared boundary with No. 182 West Street. The single storey rear extension would be sited adjacent to the shared boundary with No. 182 West Street. However, there would be a separation distance from the nearest built form of this neighbour by some 2.1 metres. These aspects of the proposal would also comply with the 45 degree guidance when assessing loss of light to No. 182 fenestration. The views from the rooflights would provide outlook upwards rather than upwards and as such would not result in overlooking or loss of privacy concerns to No. 182. All other aspects of the proposal would not result in an undue harm to the amenities to the occupants at this property. No. 186 West Street would be screened from the single storey rear extension, rooflights to the side extension and first floor side extension by existing built form at the host dwelling. Therefore, these aspects of the proposal would not result in a detrimental harm to the amenities of the occupants at this property. The proposed raising of the first floor roof would result in the raising of the eaves line by some 640mm, given the increase would not be a significant increase it not considered that the proposal would result in a detrimental harm to the amenities of the occupants at this property. The replacement steps, new door surround and canopy would be adequately separated from the shared boundary with No. 186 and therefore would not result in an undue harm to the amenities of the occupants at No. 186. No. 43 and 44 Leighton Court would be sited to the rear of the application site and would be sufficiently separated from the proposed. Therefore, the proposal would not result in a significant harm to the amenities of the occupants at these properties.
In terms of parking and access, on the basis of the scale and nature of the development, adequate parking is achievable and has been retained. The proposal would not appear to increase the bedrooms within the dwelling at the application site, and therefore would be acceptable on a like-for-like basis.
The Council's Archaeology Officer was consulted and raised no comment to the proposal from an archaeological perspective.
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. Dunstable Town Council were consulted raised no objection to the proposal.
The application site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). However, as no additional residential units are proposed, the proposal is not considered to have a detrimental impact upon the SAC.
The proposal is therefore considered to be in accordance with Policies HQ1, T2, T3 of the CBLP (2021), 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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)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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