| Informative Notes: | | 1
)Reasons For Granting,
The property is a semi-detached dwelling located along Bibshall Crescent in Dunstable. Due to a slope in levels away from the public highway, the property is read as a single storey bungalow from the streetscene, and a two storey property to the rear. This proposal consists of a first floor addition above an existing rear extension, measuring a width of 8.7m, and a depth of 4.18m to match the ground floor. This proposal would be finished in a pitched roof, measuring an eaves height of 5.6m, and a highest point of 7.6m. Two existing rooflights are currently in place, and one would be removed and replaced alongside a new rooflight - creating three which span across the front roofslope.
The proposed first floor addition would be located to the rear of the application site, and as such the main bulk of the extension would not be visible to the streetscene of Bibshall Crescent. It is noted that the extension will overhang the side elevation of the property by some 0.68m, however as the extension is built above an existing ground floor projection, and the overhang is considered to be marginal, this element of the proposal would not detrimentally impact the character and appearance of the wider streetscene.
The three proposed rooflights would be modest addition to the streetscene ,and would not impact the existing character of the host dwelling.
It is noted that the adjacent attached neighbour has previously benefited from a first floor extension with a matching roof formation to this proposal. Therefore, it is not considered that this proposal would be at odds with the grain and pattern of development within the vicinity of the application site.
The proposed rear extension would be built to the boundary with the attached adjacent neighbour (54 Bibshall Crescent), however as noted above, this neighbour has benefited from an extension of a similar bulk and scale. Therefore, the proposal is not considered to lead to any significant detrimental impacts on the amenities of this adjacent neighbour.
The proposed rear extension would be separated from the detached adjacent neighbour (50 Bibshall Crescent) by some 3.8m. It is noted that a upper floor side window is proposed on the application site to face this neighbour. However no windows are noted to other side elevation of this neighbouring property, and therefore it is not considered that the addition of this window would lead to any mutual overlooking concerns or loss of privacy.
The built form to the rear is noted to be Ardley Hill Primary School, however due to a significant levels change, and a separation distance of 44m, the proposal would not have any overlooking or overbearing impacts on this built form.
All other properties remain sufficiently separated from the proposal for there to be any material impacts.
The proposal would include the addition of a bedroom on the application site, bring the number up from three to four. As such, the Parking Standards for New Developments SPD (2023) states that three parking spaces would be required to satisfy the parking provision.A garage does appear to be in situ on the application site, however due to its nature as a single garage, it is not considered that this garage would constitute a parking space. Two parking spaces have been provided on the hardstanding to the front of the property, and it is noted that the third space could be displaced onto the street due to no constraint in place on the public highway. Therefore, it is considered that this proposal would satisfy the required parking provision, and would remain in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted on this application, and raised no objection. This application was also subject to a public and neighbour consultation, and no representations were received.
Given the siting, design and scale of the scheme it is considered that the proposal would not lead to any detrimental impacts on the character and appearance of the surrounding area. Additionally, the proposal would also not lead to any detrimental impacts on the residential amenities of neighbouring properties. As such, 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 property is a semi-detached dwelling located along Bibshall Crescent in Dunstable. Due to a slope in levels away from the public highway, the property is read as a single storey bungalow from the streetscene, and a two storey property to the rear. This proposal consists of a first floor addition above an existing rear extension, measuring a width of 8.7m, and a depth of 4.18m to match the ground floor. This proposal would be finished in a pitched roof, measuring an eaves height of 5.6m, and a highest point of 7.6m. Two existing rooflights are currently in place, and one would be removed and replaced alongside a new rooflight - creating three which span across the front roofslope.
The proposed first floor addition would be located to the rear of the application site, and as such the main bulk of the extension would not be visible to the streetscene of Bibshall Crescent. It is noted that the extension will overhang the side elevation of the property by some 0.68m, however as the extension is built above an existing ground floor projection, and the overhang is considered to be marginal, this element of the proposal would not detrimentally impact the character and appearance of the wider streetscene.
The three proposed rooflights would be modest addition to the streetscene ,and would not impact the existing character of the host dwelling.
It is noted that the adjacent attached neighbour has previously benefited from a first floor extension with a matching roof formation to this proposal. Therefore, it is not considered that this proposal would be at odds with the grain and pattern of development within the vicinity of the application site.
The proposed rear extension would be built to the boundary with the attached adjacent neighbour (54 Bibshall Crescent), however as noted above, this neighbour has benefited from an extension of a similar bulk and scale. Therefore, the proposal is not considered to lead to any significant detrimental impacts on the amenities of this adjacent neighbour.
The proposed rear extension would be separated from the detached adjacent neighbour (50 Bibshall Crescent) by some 3.8m. It is noted that a upper floor side window is proposed on the application site to face this neighbour. However no windows are noted to other side elevation of this neighbouring property, and therefore it is not considered that the addition of this window would lead to any mutual overlooking concerns or loss of privacy.
The built form to the rear is noted to be Ardley Hill Primary School, however due to a significant levels change, and a separation distance of 44m, the proposal would not have any overlooking or overbearing impacts on this built form.
All other properties remain sufficiently separated from the proposal for there to be any material impacts.
The proposal would include the addition of a bedroom on the application site, bring the number up from three to four. As such, the Parking Standards for New Developments SPD (2023) states that three parking spaces would be required to satisfy the parking provision.A garage does appear to be in situ on the application site, however due to its nature as a single garage, it is not considered that this garage would constitute a parking space. Two parking spaces have been provided on the hardstanding to the front of the property, and it is noted that the third space could be displaced onto the street due to no constraint in place on the public highway. Therefore, it is considered that this proposal would satisfy the required parking provision, and would remain in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan.
Dunstable Town Council were consulted on this application, and raised no objection. This application was also subject to a public and neighbour consultation, and no representations were received.
Given the siting, design and scale of the scheme it is considered that the proposal would not lead to any detrimental impacts on the character and appearance of the surrounding area. Additionally, the proposal would also not lead to any detrimental impacts on the residential amenities of neighbouring properties. As such, 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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