Issue - meetings

Revised layout for the erection of new dwelling, including parking and sewerage treatment plant 

LOCAL MEMBER: Councillor Rhys Tudur

Link to relevant background documents

DECISION: To Refuse

1.    A demand has not been proven for erecting a new dwelling in open countryside, therefore the proposal does not comply with the requirements of policies PCYFF 1 and PS17 of the Anglesey and Gwynedd Joint Local Development Plan, as well as paragraphs 4.2.37 - 38 of Planning Policy Wales and part 4.3.1 of TAN 6: Planning for Sustainable Rural Communities which ensures that new houses in open countryside may only be permitted in specific and exceptional circumstances.  

2.    This development would have a detrimental effect on the landscape causing urban encroachment onto a greenfield site in open countryside. It is not considered that the proposal would add to or improve the character and appearance of the site and it would not integrate with its surroundings. The application is therefore contrary to Policy PCYFF 3 of the Anglesey and Gwynedd Joint Local Development Plan.

Revised layout for the erection of a new dwelling, including parking and sewage treatment plant

The officer drew attention to the late observations form which contained land drainage details - after receiving these observations, the third reason for refusal, which was noted in the report, was removed.

a)       The Planning Manager explained that this was a full application to erect a new single-storey dwelling-house on a parcel of land near Capel Rhoslan. The site was considered a site in open countryside, outside any development boundary and away from a cluster village as defined in the LDP.

It was noted that the application was submitted to the Committee at the request of the local member.

It was explained that policy TAI 6 which allowed new affordable housing in clusters, did not apply here because of the distance of the site from the village. It was reported that only new dwellings that infilled between buildings or were located immediately adjacent to the curtilage of a building would be permitted by this policy, and with the application site located far from the nearest housing cluster, the policy was not supportive of such an application.

Subsequently, it was reported that policy PCYFF1 was the relevant policy here; which allowed new development in open countryside where there was evidence of justification for this. It was also explained that policy PS17 Settlement Strategy confirmed that only housing developments that complied with Planning Policy Wales and Technical Advice Note 6 would be permitted in open countryside, with support for developments such as agricultural dwellings or housing attached to a rural enterprise.

The officer drew attention to the information within the Design and Access Statement which noted that the applicant worked in the army and wished to build a house near his parents who resided in Capel Rhoslan. Although it appeared that the applicant was a local person, born and bred in the area, no evidence had been submitted that a current need for a house existed, or a need for an affordable dwelling. The site was not considered suitable as a rural exception site because of its location away from the cluster, and there was no agricultural holding on the land or any proven agricultural or rural enterprise justification. As such, it was reported that none of the policies within the LDP or national policy were supportive of such an application.

In the context of visual amenities, although the design of the dwelling had been amended since the previous refusal, permitting the application would result in a new development on green land in open countryside, which would inevitably lead to an urban spread to the countryside, in a place that was visible from the road and nearby public footpaths. Therefore, it was considered that the proposal was contrary to policy PCYFF 3 of the LDP.

Having weighed up the proposal against the relevant policy requirements and after giving full consideration to the response to the consultations and the objections received, it was concluded that the  ...  view the full minutes text for item 8