17 Osborne Road, Dunstable, LU6 3JS Data via plota.co.uk
CB/25/03120/FULL - Full Application
Approved
Proposal
Erection of a single storey rear extension, new windows, doors, and rooflights Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
1 Oct 2025
✓
Validated
13 Oct 2025
✓
Approved
1 Dec 2025
✗
Appeal dismissed
11 Sept 2026
Approved on 1 Dec 2025 · Last checked 18 Oct 2026
Site constraints 2
Also on the record
Inside the Dunstable built-up area; National infrastructure project about 1644 m away: The Grand Union Canal Transfer, at pre-application.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site
Checked on 10 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the Planning Inspectorate and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.
Sales history 2
Last sold for £520,000 in March 2021. Detached house, freehold.
5 March 2021£520,000
6 August 2003£345,000
Sale prices from HM Land Registry's price paid record, matched to this application by its address.
Building
Floor area142 m² (1,528 sq ft)
Energy ratingD (63 out of 100), could reach C
PropertyDetached house, 7 habitable rooms
Built1950 to 1966
HeatingBoiler and radiators, mains gas
WallsCavity wall, filled cavity
From the energy performance certificate lodged in May 2019, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate
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Important details
- Council
- Central Bedfordshire
- Application type
- Full Application
- Postcode
- LU6 3JS
- Received
- 1 Oct 2025
- Validated
- 13 Oct 2025
- Parish
- Dunstable
- Case officer
- Show
- Target decision
- 8 Dec 2025
- Decision
- Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )Reasons for granting The application site is a detached two-storey dwelling located on Osborne Road, Dunstable. No. 17 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design and scale. The proposal consists of the erection of a single-storey rear extension with a pitched roof and two rooflights following the demolition of an existing conservatory. The rear extension would have a proposed width of approximately 7.2 metres, a depth of 2.7 metres, an eaves height of 2.7 metres and a maximum height of 3.6 metres. The rear extension would have a similar footprint to that of the existing conservatory and therefore the proposal would be considered proportionate to the host dwelling. The rear extension would not be visible within the street scene and therefore would not a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area or the host dwelling, and is in accordance with Policies HQ1of the Central Bedfordshire Local Plan. In terms of neighbouring amenity, the rear extension would be set just off on the boundary with 46, 48 & 50 First Avenue, however, due to the separation distance of over 13 metres to the properties the proposal is not considered to have a detrimental impact on the residential amenities of these neighbours. The other neighbouring property, 15 Osborne Road, would also well separated from the rear extension with a separation distance of 5.7 metres to the property, due to this separation distance it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed rear extension for there to be a detrimental impact. There are no privacy concerns regarding the rooflights as they do not directly look into any neighbouring windows. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. The proposal would not lead to any additional bedrooms or the removal of any onsite parking, therefore, sufficient off-street parking has been retained onsite. As such, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan. Dunstable Town Council were consulted as part of this application and raised no objection. Archaeology were also consulted as part of this application and raised no objection. The application was subject to a public consultation and no comments were received. The proposal is therefore considered to be 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 is a detached two-storey dwelling located on Osborne Road, Dunstable. No. 17 is constructed of brickwork with a tiled pitched roof and is surrounded by properties varying in design and scale. The proposal consists of the erection of a single-storey rear extension with a pitched roof and two rooflights following the demolition of an existing conservatory. The rear extension would have a proposed width of approximately 7.2 metres, a depth of 2.7 metres, an eaves height of 2.7 metres and a maximum height of 3.6 metres. The rear extension would have a similar footprint to that of the existing conservatory and therefore the proposal would be considered proportionate to the host dwelling. The rear extension would not be visible within the street scene and therefore would not a detrimental impact on the character and appearance of the area. Overall, the proposed development is not considered to have a detrimental impact on the character and appearance of the area or the host dwelling, and is in accordance with Policies HQ1of the Central Bedfordshire Local Plan. In terms of neighbouring amenity, the rear extension would be set just off on the boundary with 46, 48 & 50 First Avenue, however, due to the separation distance of over 13 metres to the properties the proposal is not considered to have a detrimental impact on the residential amenities of these neighbours. The other neighbouring property, 15 Osborne Road, would also well separated from the rear extension with a separation distance of 5.7 metres to the property, due to this separation distance it is not considered that the proposed rear extension would have a detrimental impact on the residential amenities of this neighbour. All other neighbours are sufficiently separated from the proposed rear extension for there to be a detrimental impact. There are no privacy concerns regarding the rooflights as they do not directly look into any neighbouring windows. Overall, the proposal is considered to have an acceptable neighbour amenity impact, complying with Section 12 of the NPPF, Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. The proposal would not lead to any additional bedrooms or the removal of any onsite parking, therefore, sufficient off-street parking has been retained onsite. As such, the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan. Dunstable Town Council were consulted as part of this application and raised no objection. Archaeology were also consulted as part of this application and raised no objection. The application was subject to a public consultation and no comments were received. The proposal is therefore considered to be in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and Section 11 of Central Bedfordshire Design Guide 2023. 2 )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. 3 )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). 4 )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 5 )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.
- Decision date
- 1 Dec 2025
- Appeal
- Dismissed · 11 Sept 2026 · Written Representations · Inspectorate case 6009388 ↗
- Agent
- Show
How this decision compares
Decided in 49 days from validation, 6 days faster than Central Bedfordshire's median of 55 for full applications. Approved, as 85% of full applications here are.
This one49d
Council55d
UK56d
63%decided within 8 weeks
85%approved
100%go to committee
Plota live figures for full applications decided by Central Bedfordshire in the last twelve months, from validation. Central Bedfordshire decision record →
Public comments
No public comments yet.
Last counted 18 Oct 2026
Consultation & key dates
- Consultation
- 13 Oct 2025
- Comments by
- 10 Nov 2025
Historical activity at this location
22 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2025
Approved
60 First Avenue, Dunstable, LU6 3AL
Erection of a single storey side and rear extension, two storey side extension and roof a…
2024
Approved
3 Osborne Road, Dunstable, LU6 3JS
Single storey front extension
2023
Approved
28 First Avenue, Dunstable, LU6 3AL
Lawful Development Certificate Proposed: Construction of hip to gable loft conversion wit…
2023
Approved
34 First Avenue, Dunstable, LU6 3AL
Loft conversion with rear dormer and rooflights to front elevation. Existing hipped roof…
2021
Approved
32 First Avenue, Dunstable, LU6 3AL
Single storey rear extension
2021
Refused
32 First Avenue, Dunstable, LU6 3AL
Prior Notification of Householder Extension: Single storey rear extension
2020
Approved
64 First Avenue, Dunstable, LU6 3AL
First floor side extension
2019
Approved
40 First Avenue, Dunstable, LU6 3AL
Retrospective Permission: Rooflight in vaulted ceiling on side elevation of roof.
2018
Refused
40 First Avenue, Dunstable, LU6 3AL
Non-Material Amendment: Amendment to planning permission CB/17/02133/FULL (two storey rea…
2019
Approved
32 First Avenue, Dunstable, LU6 3AL
Loft conversion with new gable end and rear dormer
2018
Approved
14 Osborne Road, Dunstable, LU6 3JS
Two storey side and single storey front and rear extension
2018
Approved
7 Osborne Road, Dunstable, LU6 3JS
Proposed two storey side and single storey side to rear extension
2018
Approved
48 First Avenue, Dunstable, LU6 3AL
Proposed single storey front, rear & side extension
2018
Approved
48 First Avenue, Dunstable, LU6 3AL
Single storey front, rear & side extension with first floor side extension.
2017
Approved
10 First Avenue, Dunstable, LU6 3AL
Loft conversion, rear dormer window and part hipped part gable end side roof extension
2017
Refused
10 First Avenue, Dunstable, LU6 3AL
Lawful Development Certificate Proposed: Loft conversion, rear roof dormer extension, par…
2017
Refused
62 First Avenue, Dunstable, LU6 3AL
Two storey front and first floor side extension
2017
Approved
14 First Avenue, Dunstable, LU6 3AL
Single storey rear extension
2017
Approved
40 First Avenue, Dunstable, LU6 3AL
Two storey rear extension, loft conversion and single storey front extension following de…
2017
Refused
62 First Avenue, Dunstable, LU6 3AL
Two storey front and first floor side extension
2017
Approved
28 First Avenue, Dunstable, LU6 3AL
Prior Notification of Householder Extension: Demolition of existing conservatory and erec…
2017
Approved
8 Osborne Road, Dunstable, LU6 3JS
Enlarge front porch projecting 1.5m from existing garage, garage to be extended and ceili…
Central Bedfordshire
Planning Authority Score
6.3/10
Average
#88 of 296 councils
Relevant to this application:
Householder decisions
Central Bedfordshire is faster than most councils at deciding householder applications, ranking #62 out of 296. Householder applications are slightly more likely to be approved here (91%) than the national average (90%).
Faster than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application.
View full council performance
Central Bedfordshire decision statistics
Based on MHCLG data, the year to March 2026
84%
Overall approval rate
Below avg (87%) #218 of 296
91%
Householder approved
Above avg (90%) #169 of 296
76%
Decided in 8 weeks
Above avg (63%) #62 of 296
35%
Extended time limit
Below avg (41%) #99 of 296
61%
Minor dwellings approved
153 decided (1-9 homes)
86%
Major dwellings approved
29 decided (10+ homes)
73%
Change of use approved
45 decided
1,444
Total decisions
226 refused in the year to March 2026
Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.
Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.
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17 Osborne Road, Dunstable, LU6 3JS
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