| Informative Notes: | | 1
)Reasons For Granting
The application site consists of a two-storey, semi-detached dwelling with an attached garage along Jeans Way in Dunstable. The proposal consists of the demolition of an existing rear conservatory and the erection of a single storey rear extension, measuring a width of 5.3m, a depth of 3.9m and containing a pitched roof measuring an eaves height of 2.6m, and a highest point measuring 3m. The proposal also includes the erection of a rear dormer, measuring a width of 4.5m, and 4.2m furthest in depth from the original roofslope. A loft conversion is also proposed, with three rooflights along the front roofslope, alongside the addition of a garage door to replace a single door along the forward elevation.
The proposed rear extension and dormer would not be visible additions to the streetscene of Jeans Way. The rear extension would replace existing built form on the site, however it would be a marginally wider addition than the existing. However, due to the modest size and scale of the proposal, this rear extension would not be considered to harm the appearance of the application site.
The proposed rear dormer would be set some 0.5m off on the eaves of the main dwellinghouse, and would contain a single window facing the rear garden of the site. Additionally, the fenestration located on this rear dormer would be of a differing style to the property, which would not be considered as in keeping with the prevailing character of the main dwellinghouse. However, the size and scale of the dormer would fall within permitted development tolerances, and as such this would be weighed as a strong material consideration. Therefore, the proposed rear dormer, due to the existing permitted development fallback, would be considered as acceptable in this instance.
Furthermore, other dormers of a similar size and scale are noted to the rear elevation of surrounding properties, and therefore this rear dormer is not considered to be at odds with the grain and pattern of development in the vicinity of the application site.
The proposed rooflights would be visible to the streetscene of Jeans Way, however due to their modest size and scale and the variety of surrounding development, this proposal is not considered to lead to harm to the wider character and appearance of the surrounding area.
The proposed rear extension and dormer would remain separated from the detached neighbour (228 Jeans Way) by an existing single storey side garage on the application site. Therefore, it is not considered that this proposal would lead to any significant loss of privacy or overbearing impact on this neighbour.
However it is noted that the proposed rear extension would be built to the boundary with the attached neighbour (224 Jeans Way). It is noted that the existing conservatory on the application site is currently built to this boundary, and the proposed new extension would not increase the built form in height or depth, therefore the proposal would not impact the residential amenities of this neighbouring property.
The proposed rear dormer would also be located in close proximity to this property, and may lead to an increase in overlooking impacts with regards to this neighbours' garden. However, due to the location of the fenestration centrally on the dormer, and the strong permitted development fallback position, it is considered that the proposal would lead to any detrimental impacts on the residential amenities of neighbouring properties.
No properties are located to the rear of the main dwellinghouse, and therefore the proposed rear dormer would overlook an area of mature trees and open green space.
All other properties would remain sufficiently separated from the application site for there to be any material impact.
The proposal would retain the existing four bedrooms currently shown on the application site. The provided plans demonstrate three parking spaces on the forward hardstanding and an internal garage to be served by a new garage door, Under the Parking Standards for New Developments SPD (2023), a four bedroomed property would be required to provide three parking spaces, which has been demonstrated on this scheme. Therefore adequate parking provision has been provided, and this application is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted on this application, and no objection was raised to the proposal. This application was also subject to a public and neighbour consultation, and no representations were received.
Given the siting, design and scale of the proposal it is not considered that this scheme would lead to any detrimental impacts on the character and appearance of the surrounding area. Additionally, the proposal would also not lead to any significantly detrimental impacts on the residential amenities of neighbouring properties. Therefore, the proposal is considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide.Reasons For Granting
The application site consists of a two-storey, semi-detached dwelling with an attached garage along Jeans Way in Dunstable. The proposal consists of the demolition of an existing rear conservatory and the erection of a single storey rear extension, measuring a width of 5.3m, a depth of 3.9m and containing a pitched roof measuring an eaves height of 2.6m, and a highest point measuring 3m. The proposal also includes the erection of a rear dormer, measuring a width of 4.5m, and 4.2m furthest in depth from the original roofslope. A loft conversion is also proposed, with three rooflights along the front roofslope, alongside the addition of a garage door to replace a single door along the forward elevation.
The proposed rear extension and dormer would not be visible additions to the streetscene of Jeans Way. The rear extension would replace existing built form on the site, however it would be a marginally wider addition than the existing. However, due to the modest size and scale of the proposal, this rear extension would not be considered to harm the appearance of the application site.
The proposed rear dormer would be set some 0.5m off on the eaves of the main dwellinghouse, and would contain a single window facing the rear garden of the site. Additionally, the fenestration located on this rear dormer would be of a differing style to the property, which would not be considered as in keeping with the prevailing character of the main dwellinghouse. However, the size and scale of the dormer would fall within permitted development tolerances, and as such this would be weighed as a strong material consideration. Therefore, the proposed rear dormer, due to the existing permitted development fallback, would be considered as acceptable in this instance.
Furthermore, other dormers of a similar size and scale are noted to the rear elevation of surrounding properties, and therefore this rear dormer is not considered to be at odds with the grain and pattern of development in the vicinity of the application site.
The proposed rooflights would be visible to the streetscene of Jeans Way, however due to their modest size and scale and the variety of surrounding development, this proposal is not considered to lead to harm to the wider character and appearance of the surrounding area.
The proposed rear extension and dormer would remain separated from the detached neighbour (228 Jeans Way) by an existing single storey side garage on the application site. Therefore, it is not considered that this proposal would lead to any significant loss of privacy or overbearing impact on this neighbour.
However it is noted that the proposed rear extension would be built to the boundary with the attached neighbour (224 Jeans Way). It is noted that the existing conservatory on the application site is currently built to this boundary, and the proposed new extension would not increase the built form in height or depth, therefore the proposal would not impact the residential amenities of this neighbouring property.
The proposed rear dormer would also be located in close proximity to this property, and may lead to an increase in overlooking impacts with regards to this neighbours' garden. However, due to the location of the fenestration centrally on the dormer, and the strong permitted development fallback position, it is considered that the proposal would lead to any detrimental impacts on the residential amenities of neighbouring properties.
No properties are located to the rear of the main dwellinghouse, and therefore the proposed rear dormer would overlook an area of mature trees and open green space.
All other properties would remain sufficiently separated from the application site for there to be any material impact.
The proposal would retain the existing four bedrooms currently shown on the application site. The provided plans demonstrate three parking spaces on the forward hardstanding and an internal garage to be served by a new garage door, Under the Parking Standards for New Developments SPD (2023), a four bedroomed property would be required to provide three parking spaces, which has been demonstrated on this scheme. Therefore adequate parking provision has been provided, and this application is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted on this application, and no objection was raised to the proposal. This application was also subject to a public and neighbour consultation, and no representations were received.
Given the siting, design and scale of the proposal it is not considered that this scheme would lead to any detrimental impacts on the character and appearance of the surrounding area. Additionally, the proposal would also not lead to any significantly detrimental impacts on the residential amenities of neighbouring properties. Therefore, the proposal is considered to be in conformity with Policy HQ1 of the Central Bedfordshire Local Plan and the Central Bedfordshire Design Guide. |
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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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