12 Application No C21/1183/09/LL Land by Mor Awelon, Tywyn, LL36 9HG PDF 283 KB
Construction of one dwelling
LOCAL
MEMBER: Councillor Anne Lloyd-Jones
Link
to relevant background documents
Additional documents:
Decision:
DECISION:
To refuse:-
·
The site lies in open
countryside and the proposal is not an application for a rural enterprise
dwelling and therefore it is considered that the proposal is contrary to
Strategic Policy PS 17 and Policy PCYFF 1 of the Anglesey and Gwynedd Joint
Local Development Plan, together with Planning Policy Wales and Technical
Advice Note 6: planning for sustainable rural communities.
·
The applicants have not been assessed as applicants in
need of an affordable home, the size of the property is substantially larger
than an affordable home as defined in the Supplementary Planning Guidance:
Affordable Housing; and as there is no open market valuation of the property,
it cannot be certain that the property would have an affordable price or
continue to be affordable in future.
Therefore, it is not considered that the proposal in question would
provide an affordable home on the site and that the proposal is therefore
contrary to the requirements of policy TAI 16 of the Anglesey and Gwynedd Joint
Local Development Plan that only allows proposals for schemes that are 100%
affordable homes. It is also contrary to the contents of the Supplementary
Planning Guidance: Affordable Housing
Minutes:
Construction
of one dwelling
Attention was drawn to the late observations form.
a)
The Planning Manager highlighted that this was a full application
to construct a dwelling (3 bedrooms) primarily of a two-storey design to
include a garden store underneath a section of the proposed house (that would
make that section three-storeys) on land near Môr Awelon, Ffordd Brynhyfryd,
Tywyn.
As part of
the application, the following were submitted - a Welsh Language Statement,
Design and Access Assessment, Planning Statement, Initial Ecological Assessment
and a letter of further justification for a house on the site in the
countryside but exactly adjacent to the Tywyn development boundary. It was added that
the site was within the Dysynni Valley Landscape of Outstanding Historic
Interest with mainly gorse hedges and a few trees on the boundary with the A493
class 1 road and Tywyn Hospital which is a Grade II listed building on the
other side.
The
application was submitted to the Committee at the request of the former Local
Member, Councillor Mike Stevens
It was explained
that the proposals maps for Tywyn highlight that the site lies outside the
development boundary of the local service centre and therefore it was
considered that this was tantamount to erecting a new house in the countryside. It was noted that Strategic Policy PS 17 -
Settlement Strategy concerning the distribution of housing, in terms of a site
in open countryside notes that only housing development that complies with
Planning Policy Wales and TAN 6 will be permitted in the Open Countryside. In accordance with TAN 6, one of the few
circumstances in which a new residential development in the open countryside
can be justified is when accommodation is required to enable a rural enterprise
worker to live at, or close to, his workplace.
It was considered that the existing application was not an application
for a rural enterprise dwelling and therefore the proposal was contrary to
Strategic Policy PS 17 and Policy PCYFF 1, together with Planning Policy Wales
and TAN 6.
In the
context of justifying the need for an affordable house on the site, it was
highlighted that the applicants had not been assessed as applicants in need of
an affordable home, and the size of the property was substantially larger than
the size of an affordable home. In addition, and as there was no open market
valuation of the property, it could not be certain that the property would have
an affordable price or continue to be affordable in future. It was considered that the proposal in question
would not provide an affordable house on the site and the proposal was
therefore contrary to the requirements of policy TAI 16 that can only support
as exceptions proposals for housing schemes that are 100% affordable on sites
that are directly adjacent to a development boundary and which form a
reasonable extension to the settlement and to the contents of the Affordable
Housing SPG.
Following the receipt of the location plan and the amended ... view the full minutes text for item 12