26 Mardale Avenue, Dunstable, LU6 3PA

1. 1.By virtue of the size, scale and siting, it is considered that the increased bulk and massing would relate poorly to the host dwelling, resulting in a poor quality design and an overly dominant addition. In addition, given the excessive height above ground level, and design it would be considered to give rise to an overly dominant incidental building. As such, the development would result in a detrimental impact on the character and appearance of the area and the host dwelling. As such, the proposal is considered contrary to Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide, and Section 12 the NPPF (2024).
2. 2.Due to the siting, proximity to the shared boundary with Nos. 20 and 21 Carlisle Close, the higher ground level than the development would be sited upon and scale and orientation of the building the development would result in the proposed annexe giving rise to a detrimental and unacceptable overlooking impact resulting in a loss of privacy to the private amenity space and rear windows of these neighbouring dwellings. As such, the proposed annexe would result in harm to the amenity of neighbouring dwellings and be contrary to Policy HQ1 of the Central Bedfordshire Local Plan, Section 11 of the Central Bedfordshire Design Guide and Section 12 of the NPPF (2024).

From the council's decision notice.

Postcode

LU6 3PA

Application type

Full Application

Scale / size

Small

Parish

Dunstable

Date validated

21 January 2026

Consultation expiry

12 March 2026

Consultation start

21 January 2026

Consultation end

12 March 2026

Target decision date

18 March 2026

Agent address

1 Thatched Cottages Stockbridge Road Sutton Scotney Winchester SO21 3JW

Statutory period

56 days

Documents

17