Agenda item
- Meeting of Planning Committee, Monday, 1st July, 2019 1.00 pm (Item 5.1)
- View the background to item 5.1
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
Minutes:
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).
Supporting documents: