Issue - meetings

Retrospective application to rebuild  cottage and to include two storey side extensions and single storey rear extension.

Local Member: Councillor Angela Russell

Link to relevant background documents

DECISION: TO REFUSE, contrary to the recommendation

Reasons:

·       Overdevelopment

·       A harmful effect on the landscape / AONB contrary to policy TAI 13.

A retrospective planning application to re-build a cottage with two-storey side extensions and a rear single-storey extension.

a)     The Development Control Team Leader highlighted that the application was to demolish an existing dwelling and construct a new house in its place.  ⁠It was explained that the site was located on the outskirts of the village of Llanbedrog and outside any development boundary and was surrounded by extensive established woodland with land rising to the rear and the side of the property. It was reiterated that the site and the wider area were within the Llŷn AONB and the Llŷn and Enlli Landscape of Outstanding Historic Interest designations.

It was noted that the proposal did not involve an increase in the number of bedrooms and that the information submitted with the application confirmed that the current and intended use of the property was as a holiday cottage. Consequently, there would be no change to the use. It was expressed that planning consent has already been approved in 2021 to extend the original property, but the current proposal was the result of that proposal after discovering that the original cottage was not suitable to be extended.

Attention was drawn to Policy TAI 13 and its relevant criteria which specifically related to replacing dwellings. It was noted that the Structural Report on the original cottage had been submitted by a qualified engineer justifying the demolition work that was needed due to significant defects. Additionally, it was considered that the scale of the proposal was similar to what had been approved previously in the form of extensions to the original cottage.

In the context of visual amenities, the site was not entirely visible from public vantage points and it was considered that the proposal was acceptable in terms of its design and finish. It was not considered that the proposal would have a detrimental impact on the broader landscape including the AONB and the Landscape of Outstanding Historic Interest.  ⁠It stood a distance from any other property and it would not have a detrimental impact on any nearby residents. It was not considered that it would have any impact on road safety, as there was sufficient space to turn and park on the site.

In terms of biodiversity issues, it was noted that the proposal included acceptable improvements that would be secured through a planning condition.  

In terms of linguistic matters, the proposal did not involve any change of use and there was no increase in the number of bedrooms. Consequently, it was not considered that it would have any impact on the Welsh language.

Having considered all relevant planning matters, it was considered that the proposal was acceptable and the officers recommended approving the application with conditions.

b)     Taking advantage of the right to speak, the applicant’s agent noted the following points:

·        Planning permission had been approved in 2021 and construction work had commenced the following summer.

·        Following heavy rainfall, the foundations had been found to be defective and unstable which  ...  view the full minutes text for item 8