| Informative Notes: | | 1
)Reasons for granting
The host dwelling is a two storey, brick built, semi-detached property with a tiled pitched roof and a wooded side extension and wooden rear pergola. The host dwelling, is located on Hillcroft in Dunstable and is surrounded by properties of varying design.
The proposal is for a single storey side and rear extension which would replace an existing side extension and rear pergola. The side extension would be 1.70 metres wide with a flat roof, single door to the front and rear and three narrow, high level windows to the side. The rear extension would have mono-pitched roof with bi-fold doors to the rear and would connect to the side extension. It would be 3.65m metres deep and an overall height of 2.85 metres and 2.24 metres to the eaves.
The proposed extension to the side would be visible to the street scene, however, this would be replacing the existing wood structure with a brick built extension incorporating materials similar to the main dwelling. The rear extension would not be visible to the street and would have matching brickwork and tiles and as such would be in keeping with the character of the host dwelling. The proposal would be similar to the neighbouring property, No. 5 Hillcroft's rear extension and due to scale and design it is considered that the proposal would not have a detrimental impact on the character and appearance of the surrounding area and as such would be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, and Chapter 14 (DP3) of the NPPF.
In terms of neighbouring amenity, the extension would be sited adjacent to the boundary with neighbouring property No. 5 Hillcroft. This neighbour has previously been extended and benefits from a similar single storey extension to that proposed. The proposed extension would extend beyond the rear elevation of this neighbouring extension, however, this would extend out approximately 1.0 metre and would be adjacent to a large wooden structure on this neighbouring boundary. It is therefore considered that the proposal would not have a detrimental impact on the residential amenities of this neighbour. No. 9 Hillcroft, is sited to the north west of the application and is set back from the application site by 4.0 metres. It is a different style dwelling, with a mansard roof and no first floor windows in the side elevation. However, the proposed extension would be very close to the shared boundary. No. 9 has a single glazed window on the ground floor side elevation. The proposed extension would not obscure the outlook from this window as a 2m fence currently exists on the shared boundary. Considering there substantial boundary treatment and the single storey nature of the proposal, it is not considered that the proposal would result in an unacceptable loss of light or overbearing impact to this neighbour. The proposed extension comprises high level windows in the elevation facing No. 9, however, considering the lack of first floor fenestration to no 9 and the high level nature of the windows, no loss of privacy would occur. Overall, the proposal would be in compliance with Chapter 14 (DP3) of the NPPF, policy HQ1 of the Central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023.
Dunstable Town Council were consulted and raised no objection to the proposal. The application was subject to public consultation, and no representations were received.
The proposal is therefore considered to be in accordance with Chapter 14 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023.Reasons for granting
The host dwelling is a two storey, brick built, semi-detached property with a tiled pitched roof and a wooded side extension and wooden rear pergola. The host dwelling, is located on Hillcroft in Dunstable and is surrounded by properties of varying design.
The proposal is for a single storey side and rear extension which would replace an existing side extension and rear pergola. The side extension would be 1.70 metres wide with a flat roof, single door to the front and rear and three narrow, high level windows to the side. The rear extension would have mono-pitched roof with bi-fold doors to the rear and would connect to the side extension. It would be 3.65m metres deep and an overall height of 2.85 metres and 2.24 metres to the eaves.
The proposed extension to the side would be visible to the street scene, however, this would be replacing the existing wood structure with a brick built extension incorporating materials similar to the main dwelling. The rear extension would not be visible to the street and would have matching brickwork and tiles and as such would be in keeping with the character of the host dwelling. The proposal would be similar to the neighbouring property, No. 5 Hillcroft's rear extension and due to scale and design it is considered that the proposal would not have a detrimental impact on the character and appearance of the surrounding area and as such would be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, and Chapter 14 (DP3) of the NPPF.
In terms of neighbouring amenity, the extension would be sited adjacent to the boundary with neighbouring property No. 5 Hillcroft. This neighbour has previously been extended and benefits from a similar single storey extension to that proposed. The proposed extension would extend beyond the rear elevation of this neighbouring extension, however, this would extend out approximately 1.0 metre and would be adjacent to a large wooden structure on this neighbouring boundary. It is therefore considered that the proposal would not have a detrimental impact on the residential amenities of this neighbour. No. 9 Hillcroft, is sited to the north west of the application and is set back from the application site by 4.0 metres. It is a different style dwelling, with a mansard roof and no first floor windows in the side elevation. However, the proposed extension would be very close to the shared boundary. No. 9 has a single glazed window on the ground floor side elevation. The proposed extension would not obscure the outlook from this window as a 2m fence currently exists on the shared boundary. Considering there substantial boundary treatment and the single storey nature of the proposal, it is not considered that the proposal would result in an unacceptable loss of light or overbearing impact to this neighbour. The proposed extension comprises high level windows in the elevation facing No. 9, however, considering the lack of first floor fenestration to no 9 and the high level nature of the windows, no loss of privacy would occur. Overall, the proposal would be in compliance with Chapter 14 (DP3) of the NPPF, policy HQ1 of the Central Bedfordshire Local Plan Section 11 of Central Bedfordshire Design Guide 2023.
Dunstable Town Council were consulted and raised no objection to the proposal. The application was subject to public consultation, and no representations were received.
The proposal is therefore considered to be in accordance with Chapter 14 of the NPPF, 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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