Erection of a two storey four bedroom residential dwelling
in open countryside with the installation of a septic tank and creation of a
new vehicular access and access road.
LOCAL MEMBER: Councillor Selwyn Griffiths
Link to relevant background
documents
Additional documents:
Minutes:
Erection of a two-storey four bedroom residential dwelling in open
countryside with the installation of a septic tank and creation of a new
vehicular access and access road
(a) The
Planning Manager elaborated on the background to the application and noted that
the application had been deferred at the Committee meeting held on 13 March
2017 in order to give the applicant an opportunity to submit further
information about some specific aspects of the application.
It
was explained that the applicant was asked for information associated with the
rural enterprise in accordance with the requirements of the Technical Advice
Note on three occasions, namely in March, May and October 2017, but no
additional information was submitted for assessment.
Since
the application's submittal, it was noted that a clear change had occurred in
terms of the policy as a result of the adoption of the Gwynedd and Anglesey
Joint Local Development Plan which had superseded the previous development
plan.
Reference
was made to the late observations form which noted a request from the applicant
to defer discussing and making a decision on the application due to a lack of
time in order to obtain specialist advice and have an opportunity to submit new
evidence.
The
Planning Manager noted that the Department was not supportive of the request to
defer because it was considered that a year was an acceptable amount of time to
submit information.
It
was noted that the site was located outside the defined development boundary
for the Porthmadog area and, as such, it was
considered to be a site located in the countryside. It was noted that paragraph 4.3.1 of
Technical Advice Note (TAN) 6 'Planning for Sustainable Rural Communities'
noted that one of the few circumstances in which a new isolated residential
development in the open countryside could be justified was when accommodation
was required to enable agricultural or rural enterprise workers to live at, or
close to, their workplace. It was noted further that the essential nature of
this requirement would depend on the needs of the rural enterprise in question
in each specific case, and that it would not depend on the personal choice or
circumstances of any of the associated individuals. TAN 6 also noted that Local
Planning Authorities should carefully assess applications for planning
permission for new agricultural or rural enterprise dwellings to ensure that a
departure from the usual policy of restricting developments in the open
countryside could be fully justified by reference to robust supporting
evidence.
It was highlighted that reference was made in the application, specifically within the Design and Access Statement, together with letters of support, to the current agricultural use of the land along with a proposed business plan to change the use of this land to a new sustainable business as well as a local mountain rescue service to use part of the land. It was noted that no information had been submitted to the Planning Service to confirm the exact type of business proposed. Attention was ... view the full minutes text for item 5
Erection of a two storey four bedroom residential dwelling in open countryside with the installation of a septic tank and creation of a new vehicular access and access road.
LOCAL MEMBER: Councillor Selwyn Grifffiths
Additional documents:
Minutes:
Erection of a two-storey four bedroom residential
dwelling in open countryside with the installation of a septic tank and
creation of a new vehicular access and access road.
(a) The
Planning Manager elaborated on the background of the application, and noted
that the application site was located outside the defined development boundary
for the Porthmadog area and consequently it was considered as a site in the
countryside.
It
was noted that paragraph 4.3.1 of Technical Advice Note (TAN) 6 'Planning for
Sustainable Rural Communities' noted that one of the few circumstances in which
a new isolated residential development in the open countryside could be
justified was when accommodation was required to enable agricultural or rural
enterprise workers to live at, or close to, their workplace. It was noted
further that the essential nature of this requirement would depend on the needs
of the rural enterprise in question in each specific case, and that it would
not depend on the personal choice or circumstances of any of the associated
individuals.
It
was highlighted that there was a reference in the application, specifically
within the Design and Access Statement, together with letters of support, to
the current agricultural use of the land along with a proposed business plan to
change the use of this land for a new sustainable business as well as a local
mountain rescue service using a part of the land. It was noted that no
information had been submitted to the Planning Service to confirm the exact
type of business proposed.
Nevertheless,
it was noted that it appeared that there was an established agricultural use on
the land, and therefore, in accordance with the requirements of TAN 6, should
the application be for a house for a full-time agricultural or rural enterprise
worker, information had to be submitted that related to functional, time,
finance and other dwelling tests to prove the need and justification for the
construction of a dwelling in open countryside. It was also noted that the
house could not be considered as an affordable house for the reasons
highlighted in the report.
It
was noted that letters of support to the proposal had been received from local
individuals and others, full attention had been given to all material planning
matters noted in the observations received.
Attention
was drawn to the fact that the applicant had submitted a formal pre-application
enquiry for the proposal as shown under reference Y16/000248. It was confirmed
in a formal response at the time that such a proposal would be contrary to the
requirements of relevant policies and that the Authority, as a result, would
not be able to support the proposal.
(b) Taking
advantage of the right to speak, the applicant noted the following main points:
·
The necessity for the house to be on this site to
manage the established 90 acre farm;
· That paragraph 4.5.1 of TAN 6 noted that it could be appropriate and that it was essential for the house to be located on the site in ... view the full minutes text for item 5