| Informative Notes: | | 1
)Reasons for Granting
The application site relates to a two-storey semi-detached dwellinghouse to the north of Houghton Regis centre on Long Mead. No. 19 shares a boundary with No 17, to the north with the boundary backing onto private parking area to the west and a public footpath to the side and the south of the property. The vicinity of the application site is residential in nature and is surrounded by properties of a similar design. The property has no off-street parking and is assumed to be a three-bedroom property.
The application is submitted retrospectively for the retention of an outbuilding accommodating a one-bedroom annexe. The supporting statement confirms that the annexe is intended for use by visiting family members. The structure is located to the rear of the host dwelling, positioned at the end of the residential curtilage adjacent to the western boundary. The outbuilding is single storey in form, of brick construction with a flat roof, measuring approximately 7.46 metres in width and 4.16 metres in depth, with an overall height of 2.5 metres. The fenestration comprises two windows and a door, all of which face towards the rear garden of the host property. A public footpath runs alongside the site in an eastwest direction, immediately beyond the boundary. This boundary is defined by timber fencing with an approximate height of 2 metres.
The outbuilding is sited to the rear of the property, set well back from Long Mead, and is not widely visible within the street scene. It is similarly not readily visible from the public right of way to the south, owing to the change in land levels and the presence of a 2 metre high boundary fence. As such, the development is not considered to result in any adverse impact on the visual amenity or character of the wider area. The outbuilding measures approximately 7.46 metres in length and 4.16 metres in width. While this represents a relatively substantial structure for a garden outbuilding, it is considered proportionate to the size and depth of the host curtilage. Accordingly, the scale and siting of the building are regarded as acceptable. The outbuilding is constructed of brick and presents a high-quality design appropriate to its context. For these reasons, the proposal is considered to have an acceptable impact on the character and appearance of the area, in accordance with Section 12 of the National Planning Policy Framework (NPPF).
With regards to neighbouring amenity, the outbuilding, due to its design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), does not result in a harmful overbearing impact, a material loss of light, or a loss of outlook to any neighbouring dwelling. The fenestration faces the rear of the applicant property and due to the boundary treatment would not cause overlooking to the neighbouring property. All other properties are sufficiently separated from the outbuilding to ensure satisfactory residential amenity is maintained. On balance, it is considered that the proposal would not cause harm to the amenity of any neighbouring dwelling in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF.
The proposal would result in the creation of one additional bedroom, increasing the total number of bedrooms within the dwelling to four. In accordance with adopted parking standards, a four-bedroom dwelling would typically require the provision of three off street parking spaces. The applicant has advised that the proposed outbuilding is intended for use by visiting guests, who would not be travelling to the property by car. It is also noted that the existing dwelling does not benefit from any off street parking provision. An independent parking survey has been submitted, which indicates that approximately 10% of on street parking spaces within the immediate vicinity remain unoccupied. Whilst this level of availability is not ideal, and the Parking Standards for New Developments SPD identifies an existing shortfall in parking provision in the area, it nevertheless demonstrates that some capacity exists within the surrounding highway network. In this location, at this scale, although the proposal would increase the number of bedrooms at the property, it is not considered necessary or proportionate to require the provision of additional off-street parking in this instance. Furthermore, the addition of the outbuilding is not considered to result in a severe impact on the operation or safety of the public highway. On balance, the proposal is therefore considered to accord with the requirements of paragraph 116 of the National Planning Policy Framework (NPPF).
Dunstable Town Council were consulted and raised no comments. The application was subject to public consultation, no representations were received.
It is considered that the proposal would in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for Granting
The application site relates to a two-storey semi-detached dwellinghouse to the north of Houghton Regis centre on Long Mead. No. 19 shares a boundary with No 17, to the north with the boundary backing onto private parking area to the west and a public footpath to the side and the south of the property. The vicinity of the application site is residential in nature and is surrounded by properties of a similar design. The property has no off-street parking and is assumed to be a three-bedroom property.
The application is submitted retrospectively for the retention of an outbuilding accommodating a one-bedroom annexe. The supporting statement confirms that the annexe is intended for use by visiting family members. The structure is located to the rear of the host dwelling, positioned at the end of the residential curtilage adjacent to the western boundary. The outbuilding is single storey in form, of brick construction with a flat roof, measuring approximately 7.46 metres in width and 4.16 metres in depth, with an overall height of 2.5 metres. The fenestration comprises two windows and a door, all of which face towards the rear garden of the host property. A public footpath runs alongside the site in an eastwest direction, immediately beyond the boundary. This boundary is defined by timber fencing with an approximate height of 2 metres.
The outbuilding is sited to the rear of the property, set well back from Long Mead, and is not widely visible within the street scene. It is similarly not readily visible from the public right of way to the south, owing to the change in land levels and the presence of a 2 metre high boundary fence. As such, the development is not considered to result in any adverse impact on the visual amenity or character of the wider area. The outbuilding measures approximately 7.46 metres in length and 4.16 metres in width. While this represents a relatively substantial structure for a garden outbuilding, it is considered proportionate to the size and depth of the host curtilage. Accordingly, the scale and siting of the building are regarded as acceptable. The outbuilding is constructed of brick and presents a high-quality design appropriate to its context. For these reasons, the proposal is considered to have an acceptable impact on the character and appearance of the area, in accordance with Section 12 of the National Planning Policy Framework (NPPF).
With regards to neighbouring amenity, the outbuilding, due to its design and siting (in terms of proximity to boundary and/or relationship with neighbouring properties), does not result in a harmful overbearing impact, a material loss of light, or a loss of outlook to any neighbouring dwelling. The fenestration faces the rear of the applicant property and due to the boundary treatment would not cause overlooking to the neighbouring property. All other properties are sufficiently separated from the outbuilding to ensure satisfactory residential amenity is maintained. On balance, it is considered that the proposal would not cause harm to the amenity of any neighbouring dwelling in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF.
The proposal would result in the creation of one additional bedroom, increasing the total number of bedrooms within the dwelling to four. In accordance with adopted parking standards, a four-bedroom dwelling would typically require the provision of three off street parking spaces. The applicant has advised that the proposed outbuilding is intended for use by visiting guests, who would not be travelling to the property by car. It is also noted that the existing dwelling does not benefit from any off street parking provision. An independent parking survey has been submitted, which indicates that approximately 10% of on street parking spaces within the immediate vicinity remain unoccupied. Whilst this level of availability is not ideal, and the Parking Standards for New Developments SPD identifies an existing shortfall in parking provision in the area, it nevertheless demonstrates that some capacity exists within the surrounding highway network. In this location, at this scale, although the proposal would increase the number of bedrooms at the property, it is not considered necessary or proportionate to require the provision of additional off-street parking in this instance. Furthermore, the addition of the outbuilding is not considered to result in a severe impact on the operation or safety of the public highway. On balance, the proposal is therefore considered to accord with the requirements of paragraph 116 of the National Planning Policy Framework (NPPF).
Dunstable Town Council were consulted and raised no comments. The application was subject to public consultation, no representations were received.
It is considered that the proposal would in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. |
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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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)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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