Issue - meetings

Retrospective application to convert an outbuilding to holiday let. 

LOCAL MEMBER: Councillor Elwyn Jones  

Link to relevant background documents

DECISION: To refuse

Reason: The application is contrary to Policy PCYFF 3: because the development would have a detrimental effect on residential amenities and the gable windows would over-look and cause an intrusive effect.

a)     The Planning Manager highlighted that this was a retrospective application to convert an outbuilding into a self-contained holiday accommodation - the original building was an outbuilding that was being used as an ancillary use to the Plas Coch property. ⁠ The decision on the application was adjourned at the January 2024 Committee to give the applicant the opportunity to respond to the observations regarding overlooking on nearby housing and to give him an opportunity to submit information about mitigation measures and a management plan for the holiday unit, which would alleviate neighbours’ concerns. Reference was made to the information submitted in the late observations form, as well as a photo showing that curtains had been put up very recently on the large window. A copy of rules for the holiday unit was received which asked guests not to use the hot tub after 9pm and to keep the noise to a minimum after 10pm. They do not permit parties including stag or hen parties, nor do they permit visitors who had not registered to stay in the accommodation. 

In the context of the principle of the development, it was noted that Policy TWR 2 was the relevant policy. In terms of the LDP, although the site was in open countryside, the Policy permitted a new self-contained holiday accommodation in the countryside on previously developed sites. It was explained, although the site was within a residential home curtilage, it complied with the definition of the LDP and Planning Policy Wales of previously developed land. It was reported that such applications should be supported by a structural report, but that work had already been completed, it was considered that it was not worth asking for a further report. It was highlighted that the observations received raised concerns about the quality of the work and the Building Control Unit was aware of the situation and could be implemented if required. Another key element of Policy TWR 2 was to assess the over-provision of self-contained holiday accommodation - in this case, there was no evidence of over-provision in this part of the County and the proposal did not mean a loss of permanent housing stock.

In terms of visual amenities, observations were received noting concerns that the Holiday Unit did not suit the landscape and that the original materials had been removed and replaced by more modern materials. In response, although the original materials had not been retained, it was considered that the materials used were acceptable and they did not have an impact on the character of the area significantly enough to cause a negative impact on the landscape.

Reference was made to concerns received which noted that the change in the building created a negative visual impact, although the plans did not show substantial change in shape or size of the original building with the height of the building sitting comfortably next to the Plas Coch house. It was accepted that there had been substantial change to the gable of the building  ...  view the full minutes text for item 8