Agenda item

Demolish existing outbuilding and construct a single storey extension to dwelling and conversion of outbuilding into 2 holiday units.

LOCAL MEMBER:    Councillor Simon Glyn

Link to relevant background documents

Demolish existing outbuilding and construct a single-storey extension to dwelling and conversion of outbuilding into two holiday units

(a)       The Planning Manager elaborated on the background of the application, noting that this application was deferred at the Committee meeting on 20 May 2019 in order to have an opportunity to consider the context of appeal number (C18/0023/42/LL), which was refused for reasons relating to an excess of second homes in the area. It was noted that as a result of the figures noted in the appeal decision, it was considered necessary to re-assess the application against the relevant figures.

It was noted that an application for the 'Demolition of outbuilding attached the house and erect a single-storey extension in its place', which formed part of the submitted application, had been approved on 28 June 2019.

It was reported that an appeal for a lack of decision had been registered with the Planning Inspectorate. It was explained that should the application be refused or deferred, the appeal would continue.

Attention was drawn to additional comments received, which included the observations of the Business Support Unit of the Economy and Community Department on the robustness of the business plan.

It was noted that Policy TWR 2 of the Gwynedd and Anglesey Joint Local Development Plan (JLDP) permitted proposals to convert existing buildings such as agricultural buildings into holiday accommodation as provided they complied with five criteria. Reference was made to criterion 'v', which required that 'The development does not lead to an excess of such accommodation in the area.'

It was revealed that the applicant, in accordance with the requirements of Policy TWR 2, had submitted a comprehensive business plan that included investment figures, costs and projected letting figures, and it was considered that its content was realistic and demonstrated the viability as holiday use. The Business Support Unit of the Economy and Community Department agreed with these findings, and were satisfied that it was a suitable business plan for the application.

It was noted that over-concentration had been assessed in the context of the Supplementary Planning Guidance: Holiday Accommodation and the appeal decision on Tŷ’n Pwll, Nefyn It was revealed that the assessment had confirmed that 14% of the domestic units in the area of Tudweiliog Community Council were second homes, therefore this was higher than the 10% threshold used by the Inspector on the appeal in Nefyn. It was explained that the applicant did not agree with the figures, and noted that the majority of second homes were not let, and that he disagreed with the grounds to which the over-concentration was assessed.

It was noted that despite the applicant's arguments and although all the other TWR 2 matters were acceptable, on the basis of the current above figures and in light of the Inspector's decision and assessment on the Ty'n Pwll, Nefyn appeal, a recommendation to refuse the application had to be made on the grounds of an over-provision of such accommodation and contrary to criterion 'v' TWR 2 of the LDP and the threshold of Supplementary Planning Guidance: Holiday Accommodation (2011).

(b)     Taking advantage of the right to speak, the applicant noted the following main points:-

·         That substantial alterations had been made to the proposal in order to make the development acceptable;

·         That the recommendation of the officers had been amended, and the figure of 14% of domestic units being second homes in the area of Tudweiliog Community Council was the basis to the recommendation to refuse the application;

·         That the Supplementary Planning Guidance: Holiday Accommodation (2011) was outdated. The Supplementary Planning Guidance – Tourist Facilities and Accommodation, which was to be adopted, considered the strength of the business case rather than specific percentages. The planning officers and the Business Support Unit confirmed the robustness of the business case;

·         That the current average of second homes in Gwynedd was 8.5%, with Tudweiliog at 14% and Nefyn at 33%;

·         Extensive research had been conducted, which had demonstrated that there were no more than 25 self-service units in the ward, and none of them were at a 5* level, namely the intention for this development;

·         That Nefyn's situation was different to the Tudweiliog area, with five times more second homes in Nefyn;

·         The proposal would mean keeping the same footprint and external characteristics;

·         A local person would be employed to supervise the site, and the intention was for the applicant and his family to settle in Congl Cae after his children completed their education.

RESOLVED to refuse the application.

          Reason:

Since 14% of second homes were within Tudweiliog Community Council the proposal would lead to an over-concentration of self-serviced holiday accommodation in the area and was therefore contrary to criterion v of Policy TWR 2 of the Gwynedd and Anglesey Joint Local Development Plan (2017) and Supplementary Planning Guidance: Holiday Accommodation (2011).