Issue - meetings
Meeting: 25/09/2017 - Planning Committee (Item 5)
5 Application No. C17/0159/39/LL - The Shanty, Pen Bennar, Abersoch, Pwllheli 
PDF 190 KB
Demolition of existing dwelling and construction of
replacement 3 storey dwelling.
LOCAL MEMBER: Councillor Dewi Wyn Roberts
Link to relevant background documents
Additional documents:
Minutes:
Demolition of house to be replaced with a
three-storey house
(a) The Planning
Manager expanded on the background of the application, noting that the application was deferred at the Committee meeting that took
place on 3 July 2017, in order
to conduct a site visit. Some members had visited the site prior to the
meeting and it was explained that the site had also been viewed from the
direction of Lôn Pont Morgan.
It was noted
the site was on the
Abersoch headland, outside
the village development boundary and within
the Llŷn Area of Outstanding
Natural Beauty (AONB). Objections had
been received in relation to the house design and the impact on the AONB. The
concerns of the objectors were acknowledged, however, it was felt that this in
itself did not mean that the proposal would have a detrimental
impact on the area's character. It was understood that the design made extensive use of terraces and substantial windows, however, it was noted from the images submitted with the application that other houses
near the site also shared such
architectural features. It was felt that
the images, submitted as part of the application, indicated that the building
would not create an intrusive development in the landscape and although the
appearance of the house was different, it was not considered that it would have
a significant harmful impact on the AONB's landscape and coastline. It was
considered that the proposal was suitable for its location and context and that
it would not have a detrimental effect on the AONB. Also, due to the location
against the built background of Abersoch, it was not
considered that the proposal would significantly harm the views in and out of
the AONB.
Attention was
drawn to the additional observations received from the Llŷn
AONB Joint Advisory Committee.
It was confirmed that the parking provision was
acceptable and that the Transportation Unit had no objection to the proposal.
It was noted that a Public Footpath was located near the site and that it
needed to be protected during, and at the completion of the development and
this could be achieved by means of a condition on the planning permission.
The development
was acceptable in terms of relevant local and national
policies for the reasons noted in
the report.
(b) The
local member (not a member of this Planning Committee) noted the following main
points:-
·
Concern regarding the impact on the public path;
·
That the development was huge and was similar to a
hotel;
·
It would be visible from the sea and the
development would impair on the view from the Coastal Path;
·
Concern in terms of the impact of large
developments on the Welsh language;
·
Concern in terms of the principle of demolishing
and erecting a house;
·
That the development was contrary to policy TAI 5
Local Market Housing in the JLDP;
·
That the application was submitted prior to the
adoption of the JLDP.
Meeting: 03/07/2017 - Planning Committee (Item 5)
5 Application No. C17/0159/39/LL - The Shanty, Pen Bennar, Abersoch, Pwllheli PDF 197 KB
Demolition of existing dwelling and construction of replacement 3 storey dwelling.
LOCAL MEMBER: Councillor Dewi Wyn Roberts
Additional documents:
Minutes:
Demolition of house to be replaced with a
three-storey house
(a)
The Planning Manager elaborated on the background of the application,
noting that the site was located on the Abersoch
headland, outside the village's development boundary and within the Llŷn Area of Outstanding Natural Beauty (AONB). It was noted that the site was on various
levels and was located within a residential area and amongst other various
houses located on a cliff above the sea. It was reported that photographs had
been submitted with the application showing the proposed house in the wider
landscape; it could be seen from the photos that the house was visible from the
sea mainly and from the adjacent property to the south and north of the
site. In addition, the roof, a section
of the rear wall of the garage and the site's boundary wall were visible from
the adjacent public footpath.
Attention
was drawn to the additional observations that had been received with reference
towards the response of the AONB Unit to the amended plans. It was noted that
the Unit was of the opinion that the proposal would not disrupt the AONB. After
receiving observations from an objector associated with providing listed
building status to the current structure, the observations were discussed with
the Council's Senior Conservation Officer who confirmed that the current
building was not of historical or architectural value and that it did not
justify listed status.
It was noted that Policy CH13 of the GUDP, which
was the main policy in assessing the principle of the development, stated that
proposals to demolish a dwelling in a poor condition in the countryside and to
replace it with a development of new residential units, will be approved
subject to compliance with five relevant criteria.
It was noted that it was considered that the design
of the property from looking at it from the sea, was in keeping with the site
as it followed the shape, setting and profile of the site and materials that
created a soft design were being used.
It was felt that the images, submitted as part of the application,
showed that the building would not create an intrusive development in the
landscape and although the appearance of the house was different, it was not
considered that it would have a significant harmful impact on the AONB's
landscape and coastline.
It was noted that a Public Footpath was located
near the site and that it needed to be protected during and at the completion
of the development and this could be achieved by means of a condition on the
planning permission.
It was noted that the location, density and increase in size were reasonable and the design and materials were an improvement for an open site of this type. Bearing in mind that a house was located on the site already, along with a number of other houses on either side of the site, there would be neither a significant change in the landscape and views from, ... view the full minutes text for item 5