Issue - meetings

Full application for the conversion of an existing stable block to residential dwelling with a single storey extension

Local Member: Councillor Jina Gwyrfai

Link to relevant background documents

DECISION: To approve the application subject to:

Conditions

1.     Time

2.     Compliance with plans

3.     Exterior materials/finishes

4.     Restrict occupation to rural enterprise

5.     Removal of permitted development rights

6.     Land drainage scheme

7.     Landscaping

8.     Biodiversity Matters

9.     A Welsh name for the property

Notes:

Welsh Water/NRW drainage issues.

Protected species licence

Full application to convert existing stables to residential property and erect a single storey extension

a)     The Planning Manager highlighted that this was an application to convert an existing outbuilding as well as to extend it to create a new single-storey dwelling house with three bedrooms for an agricultural worker/tourism business. It was reiterated that the proposal also included adapting another building to provide a permanent bats roost.

It was explained that the application had been submitted to the Committee as the applicant had a close family link to an Elected Council Member.

In the context of the proposal's principle, it was highlighted that policy PCYFF 1 required a justification for new developments in the countryside together with policy PS17, which explains that applications for rural enterprise housing need to comply with Planning Policy Wales and Technical Advice Note (TAN) 6: Planning for Sustainable Rural Communities and section 4.5 of TAN 6 that involves second dwellings on established farms. It was noted that the policy encouraged younger people to manage farm businesses and promote diversification on established farms, and to support this policy objective it could be appropriate to allow a second dwelling on established farms.

It was reported, in order to be able to assess the proposal against the guidance requirements, a rural enterprise house assessment, business plan and a copy of the business accounts were received.  It was stated that the applicant lived with his wife and two children in a terraced house approximately a mile and a half from the application site. Evidence was received to show that 1.95 agricultural worker was needed on the holding and the son already had the main responsibilities for running the farm. It was considered that the proposal was acceptable in respect of the context of the principle and that arrangements were already in place for the younger person to run the business.

Reference was made to the assessment and the details submitted with the application that stated that the current farm business was viable; had been established strongly, was financially robust and that there was a likelihood that it would remain so. It was highlighted that the business did not have alternative houses available and there was no suitable accommodation in the local area for the applicant given his role as the main agricultural worker on the holding. Consideration was also given that the size of the dwelling was reasonable bearing in mind the applicant's need and the size of the holding. Consequently, the Local Planning Authority expressed the opinion that the principle of the development was acceptable and in accordance with policies PCYFF 1, PS 17 and Technical Advice Note 6.

In the context of visual, general and residential amenities together with the design and visual impact of the proposal, it was considered that the modifications to the building were sympathetic and suitable for a former farm building and would not have a detrimental impact on the nearby listed building.  Having considered the location of the farm amongst other  ...  view the full minutes text for item 8