Demolition of existing dwelling and construction of replacement three storey dwelling.
LOCAL MEMBER: Councillor Dewi Wyn Roberts
Minutes:
Demolition
of house to be replaced with a three-storey house
(a)
The Planning Manager elaborated on the background
of the application, noting that the application was a re-submission of an
application refused by the Committee on 25 September 2017. She noted that the
applicant stated that the proposal had been amended by reducing the size of the
proposed house in response to concerns raised by the Committee and the refusal
reasons of the previous application.
It
was noted that the site was located on Abersoch headland, within the village's
development boundary and within the Llŷn Area of Outstanding Natural
Beauty (AONB).
Attention
was drawn to the additional observations that had been received.
It
was explained that local and national policies supported re-using previously
used land for developments, rather than using green land. The proposal was in accordance with policy
TAI 13 of the LDP which related specifically to the demolition and erection of
a new house within a village boundary.
It
was noted that it was considered that the design of the house, particularly the
sea-facing elevation, would be in-keeping with the site as it followed the
shape, setting and profile of the site and the use of materials created a light
design. It was noted that the AONB Unit did not object to the proposal on these
grounds.
It
was reported that a number of objections received noted that they felt that the
proposal did not suit the area and it was felt that these objections had been
submitted as the design was different to other properties in the area. This in
itself did not mean that the proposal had a harmful impact on the area's
character.
It
was considered that the proposal was suitable to the location and context and
that it would not have a detrimental effect on the AONB. Also, due to the
location against the built background of Abersoch, it was not considered that
the proposal would significantly harm the views in and out of the AONB.
It
was noted that it was considered that the design and density on the site was
acceptable and that the proposal was in line with relevant policies.
A
recommendation was made for the Committee to approve the application with the
conditions noted in the report as well as an additional condition regarding
working hours and a Construction Management Plan in order to protect the
amenities of local residents.
(b) Taking advantage of the right to speak, the applicant’s agent
noted the following main points:
·
That the applicant, rather than
submitting an appeal on the previously refused application, had amended the
proposal in order to reach a compromise in terms of the concerns raised;
·
That the size of the house had been
reduced by 25% with a reduction of 1.5m in the width of the house, 3.5m in the
depth of the house and 1m in the height of the house. This would ensure that the house did not
disrupt the views from the Coastal Path behind the site;
·
That the photographs submitted showed
that the development would not be seen from the direction of Lôn Pont Morgan;
·
That the house would accommodate 25% of
the site, with the rest of the site available for effective landscaping. There
were much larger houses in the area (approximately 60% of the site) with less
land available for landscaping;
·
That the site was within the AONB but
it was important to bear in mind that it was within the development boundary.
(c) The local member (not a member of this Planning Committee)
objected to the application, noting the following main points:-
·
Local concern that the proposal was an
over-development and that it would not suit the site;
·
Despite the changes made to the original plans, the
house continued to be three-storeys and larger than the footprint of the
original house;
·
The proposal would have an adverse impact on the
AONB. The concern of the Llŷn AONB Joint Advisory Committee in terms of the
footprint that was much larger than the original and the cumulative impact of
such developments in the AONB;
·
Did not agree with the conclusions of the officers
that the proposal satisfied the requirements of Policies PCYFF 3 and PCYFF 4 of
the LDP;
·
Astonishment that there was no reference made to
the observations of the Joint Advisory Committee and that there had been no
further consultation regarding the changes;
·
He asked the Committee to defer the application to
give the Joint Advisory Committee an opportunity to submit observations on the
application;
·
If the application was not deferred, he asked the
Committee to refuse the application based on over-development and the negative
impact on the AONB.
In response to the observations of the local member,
the Senior Planning Service Manager noted that the previous application had
been refused on the grounds of an over-development of the site, but reducing
the bulk of the development reduced the visual impact. He highlighted the
observations of the AONB Unit "It is believed that the materials on the
whole are suitable to the site and that the combination of them, and the green
roof, will assist the development to be in keeping with the site without
affecting the AONB."
(ch) It was proposed to defer the application in order to give the
Llŷn AONB Joint Advisory Committee an opportunity to submit observations
on the application. It was noted, considering that the main reason for refusing
the previous application had been the observations of the Joint Advisory
Committee, that they should be given an opportunity to consider the
application.
The
proposal was seconded.
Resolved:
to defer the application to give the Llŷn AONB Joint Advisory Committee an
opportunity to submit observations on the application.
Supporting documents: