22 and 22A Western Way, Dunstable, LU5 4QS Data via plota.co.uk
CB/26/01066/FULL - Full Application
Refused
Proposal
Conversion of the integral garage with insertion of a front window to provide additional habitable space and additional parking to the front Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
23 Apr 2026
✗
Refused
Appeal
Not lodged
Refused on · Last checked 13 Sept 2026
Site constraints 1
Also on the record
Inside the Luton built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site
Checked on 11 September 2026. Historic England, the Environment Agency, Natural England 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.
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Important details
- Council
- Central Bedfordshire
- Application type
- Full Application
- Postcode
- LU5 4QS
- Received
- 23 Apr 2026
- Validated
- 23 Apr 2026
- Parish
- Dunstable
- Case officer
- Show
- Target decision
- 18 Jun 2026
- Decision
- Full Application - Granted Conditions or Reasons: View Conditions or Reasons Informative Notes: 1 )The application site is a two-storey semi-detached dwelling located on Western Way in Dunstable. 22 and 22A is a brick built property with a pitched tiled roof and has a single, flat roof, garage connected to the side, the property has been converted into two flats and is surrounded by properties of varying design. The proposal is to convert the existing garage into living space by removing the garage door and installing a front window. The proposal would not result in an increase in the property footprint or height, but the installation of a window on the front elevation and would be visible from street scene. However, these would both be considered minor alterations that would not have a material impact on the character and appearance of the area due to the rough cast render and upvc window to match existing. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan. In terms of neighbouring amenity, there are no privacy concerns regarding the installation of the window on the front elevation as the property would have the same outlook as the existing ground floor windows. The alterations to the front of the property would be visible from a number of properties on Western Way, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. No. 24 Western Way, being the closest neighbour, is considered to not be effected due to the existing garage elevation and therefore it is considered there would be no loss of privacy this neighbour. In terms of no 20 Western Way, the proposal would be sited some 7m from the shared boundary with this neighbour. Due to the existing relationship, and the separation distance, and boundary treatment present it is not considered that there would be any material loss of privacy to this neighbour. 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 lead to an additional bedroom with the removal of the single garage. It is assumed that the two flats would have an increase to four bedrooms between them, however, sufficient space has been retained on the driveway to facilitate 3 parking spaces which meets the requirements for a 4-bedroom property. Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan. Dunstable Town Council were consulted and raised no objection. The application was subject to public consultation, and no representations were raised. 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.The application site is a two-storey semi-detached dwelling located on Western Way in Dunstable. 22 and 22A is a brick built property with a pitched tiled roof and has a single, flat roof, garage connected to the side, the property has been converted into two flats and is surrounded by properties of varying design. The proposal is to convert the existing garage into living space by removing the garage door and installing a front window. The proposal would not result in an increase in the property footprint or height, but the installation of a window on the front elevation and would be visible from street scene. However, these would both be considered minor alterations that would not have a material impact on the character and appearance of the area due to the rough cast render and upvc window to match existing. Therefore, the proposal is not considered to have a detrimental impact on the character and appearance of the area and is in accordance with Policy HQ1 of the Central Bedfordshire Local Plan. In terms of neighbouring amenity, there are no privacy concerns regarding the installation of the window on the front elevation as the property would have the same outlook as the existing ground floor windows. The alterations to the front of the property would be visible from a number of properties on Western Way, however, due to the limited scale of the alterations they are not considered to have a detrimental impact on residential amenities. No. 24 Western Way, being the closest neighbour, is considered to not be effected due to the existing garage elevation and therefore it is considered there would be no loss of privacy this neighbour. In terms of no 20 Western Way, the proposal would be sited some 7m from the shared boundary with this neighbour. Due to the existing relationship, and the separation distance, and boundary treatment present it is not considered that there would be any material loss of privacy to this neighbour. 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 lead to an additional bedroom with the removal of the single garage. It is assumed that the two flats would have an increase to four bedrooms between them, however, sufficient space has been retained on the driveway to facilitate 3 parking spaces which meets the requirements for a 4-bedroom property. Therefore, adequate parking provision has been retained on site and the proposal is considered to be in conformity with Policies T2 and T3 of the Central Bedfordshire Local Plan. Dunstable Town Council were consulted and raised no objection. The application was subject to public consultation, and no representations were raised. 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 )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. 3 )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. 4 )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). 5 )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. 6 )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 7 )The applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary, the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved. The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highwayThe applicant is advised that parking for contractor's vehicles and the storage of materials associated with this development should take place within the site and not extend into within the public highway without authorisation from the highway authority. If necessary, the applicant is advised to contact The Street Works Co-ordinator, Central Bedfordshire Highways, by contacting the Highways Helpdesk 0300 300 8301. Under the provisions of the Highways Act 1980 the developer may be liable for any damage caused to the public highway as a result of demolition/construction of the development hereby approved. The contractor and / or client are to ensure that any mud or building material debris such as sand, cement or concrete that is left on the public highway, or any mud arising from construction/demolition vehicular movement, shall be removed immediately and in the case of concrete, cement, mud or mortar not allowed to dry on the highway
- Agent
- Show
Public comments
1comment received
1 neutral
Last counted 13 Sept 2026
Consultation & key dates
- Consultation
- 23 Apr 2026
- Comments by
- 4 Jun 2026
Historical activity at this location
18 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2025
Withdrawn
2 Ridgeway Avenue, Dunstable, LU5 4QH
Erection of new dwelling and vehicle crossover
2025
Approved
2 Ridgeway Avenue, Dunstable, LU5 4QH
Lawful Development Certificate Proposed: Roof alterations including new gable ends, rear…
2021
Approved
2 Ridgeway Drive, Dunstable, LU5 4QT
Erection of a two-storey attached dwelling and associated works, including bin stores, fe…
2024
Approved
15 Western Way, Dunstable, LU5 4QS
Erection of front porch and conversion of garage. Single storey rear, and first floor sid…
2023
Approved
2 Ridgeway Avenue, Dunstable, LU5 4QH
Demolition of bungalow and garage and the erection of 2no chalet bungalows with a widened…
2024
Withdrawn
15 Western Way, Dunstable, LU5 4QS
First floor side extension, two storey rear extension, single storey front and rear exten…
2024
Approved
49 Ridgeway Drive, Dunstable, LU5 4QT
Erection of a garden room. Retrospective.
2023
Approved
15 Western Way, Dunstable, LU5 4QS
Lawful Development Certificate Proposed: Erection of a loft dormer conversion with a flat…
2022
Approved
13 Ridgeway Drive, Dunstable, LU5 4QT
Erection of a full width single storey rear extension coming out by 4 metres.
2022
Approved
33 Ridgeway Drive, Dunstable, LU5 4QT
Addition of gable end to roof, and conversion of loft with dormer to rear, and two Velux…
2020
Approved
13 Ridgeway Drive, Dunstable, LU5 4QT
Full width single storey rear extension
2020
Approved
63 Ridgeway Drive, Dunstable, LU5 4QT
Demolish single storey garage and replace with single storey side/rear extension and inte…
2020
Approved
19 Western Way, Dunstable, LU5 4QS
Single storey side extension
2020
Approved
35 Ridgeway Drive, Dunstable, LU5 4QT
Single storey rear and side extension with removal of 2 outbuildings.
2019
Approved
14 Ridgeway Drive, Dunstable, LU5 4QT
Converting roof space to propose rear dormer extensions including one side skylight and a…
2019
Approved
14 Ridgeway Drive, Dunstable, LU5 4QT
Prior notification of householder extension: Erection of single storey rear extension 8.0…
2017
Approved
33 Ridgeway Drive, Dunstable, LU5 4QT
Prior Notification of Householder Extension: erection of single storey rear extension 6m…
2017
Approved
14 Ridgeway Avenue, Dunstable, LU5 4QJ
Two storey side and rear extension
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
Track this application
22 and 22A Western Way, Dunstable, LU5 4QS
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