Agenda item

Demolition of existing external store, alterations to existing main house and part single storey, part two store extension to side and rear.

 

LOCAL MEMBER: Councillor Gruffydd Williams

 

Link to relevant background documents

To refuse the application on grounds of overdevelopment

 

It was noted that late observations had been received

 

The Planning Manager elaborated on the background of the application, and noted that it was an application to renovate and extend an existing house. It was reported that the new development would increase the number of bedrooms from three to four, which would increase the size of the downstairs living space.

 

The property was located on the slopes of Mynydd Nefyn at the top of a private road (which was partly a public footpath) which led to the unclassified road of Bryn Glas. The site was located in open countryside, approximately 340m to the east of the development boundary of Nefyn Local Service Centre, and 50m outside the Llŷn Area of Outstanding Natural Beauty.

 

This application had been discussed at the Planning Committee on 02/03/2020 when a decision on the application was deferred in order to arrange a site visit and to allow the submission of a protected species report. A Survey of Protected Species report was received on 29 May 2020.

 

Additional photographs and a video were shown as it had not been possible to hold a site visit due to the Covid-19 restrictions.

 

It was noted that late observations had been received (but not included on the late observations form) from the Campaign for the Protection of Rural Wales, concerned that the scale and design of the extension would create an alien feature in the landscape. It was added that observations had also been received from the AONB officer (not included in the report), expressing concern about the scale of the side extensions, the large windows and their impact on the AONB.

 

It was reported that the newly designed house would be substantially larger than the existing house, and the internal floor surface area would more than double. Having said this, there would be no increase in the building's height, and it was believed that the new design submitted was of a high quality and that the use of stone, glass and slate was appropriate for the location. It was acknowledged that opinions regarding the design were ‘subjective’. 

 

The property was in an open location on the hill slope, and therefore it was visible to the public from the nearby highway and other public areas. Whilst appreciative of the concern regarding the sensitivity of the landscape in this area, officers did not consider that the extensions as they had been designed would have a significantly detrimental impact on the quality of the landscape, and it was not considered that the proposal would impact the setting of the AONB, or the views out of it, in a detrimental manner.

 

            Attention was drawn to observations that had been received in relation to an over-provision of holiday units in the area, but it was highlighted that this was an application for a house, and not for holiday accommodation. It was also acknowledged that the visual impact was a cause for concern, and that design matters could be contentious; however the officers had weighed up the application against the requirements of the relevant policies, as well as considering the observations and the objections received. It was therefore considered that the proposal was acceptable and met the local and national planning policy requirements, and that it should be approved with the conditions included in the report.

 

a)    Taking advantage of the right to speak, the applicant noted the following points:-

 

·         Tan y Mynydd had been empty for a number of years, and it was now in a state of considerable decay. It was intended to renovate and develop Tan y Mynydd to create an attractive home to share with family and friends, while appreciating everything that the beauty of Pen Llŷn had to offer.

·         Extended family had been residents at Aberafon Holiday Park in Nefyn for a number of years. The applicant and her father were lifelong members of Nefyn sailing club and Nefyn golf club, were regular sponsors of The Sportsman in the village of Nefyn, and were shareholders in Yr Heliwr public house.

·         This was not an application for a holiday home or a rental property - it was an application for a family home with an intention to spend many future years in the community with their children and grandchildren.

·         They were eager for the house to integrate into the landscape, and had therefore chosen local builders and companies, and local building materials. Consequently, the building would assimilate far better within the rough landscape than the bright white render of the existing house.

·         She had lived in Wales for over thirty years; her children were Welsh; her businesses were located in North Wales, employing nearly thirty people and serving the local community

 

b)    Taking advantage of the right to speak, the Local Member made the following points:-

·         It should be ensured that the AONB was protected – it must receive the same protection as a National Park

·         The application was totally unacceptable, and the proposal would be oppressive in the landscape

·         A 'subjective opinion' set a dangerous precedent as the renovations were significant

·         Mynydd Nefyn had traditional cottages and smallholdings

·         Concern that a precedent would be set of buying 'small' houses along the boundary of the AONB, then applying for permission to significantly extend these houses - instead of buying a larger house in the first place

·         It would have a significant impact on the area's house prices

 

c)    It was proposed and seconded to refuse the application

 

ch) During the ensuing discussion members made the following main observations:

·         The proposal would be an eyesore on the slopes of Mynydd Nefyn

·         The proposal was an over-development - the size of the extension would double the floor space

·         The traditional character of the house should be retained

·         A public footpath was located in part of the site – this could create problems on private land

·         The proposed plan was intrusive, oppressive, too prominent, large and inappropriate on the slopes of Mynydd Nefyn - contrary to strategic policy 19 - with the aim of improving the natural environment

·         Concern about setting a precedent, and an increase in local house prices

·         Contrary to Policy 3 that noted the scale, and Policy Tai 13 that noted that a development 'should not create a visual impact significantly greater than the existing dwelling... seek to safeguard the open countryside...'. There was a need for stronger policies so that any modification to the building could be prevented. 

·         Buildings such as these would destroy what visitors enjoyed about the area

·         Suggested buying a larger house in the first place

·         The environment, countryside, landscape and the people of the area must be protected

·         Nefyn was being targeted in the same way as Abersoch in the past

·         The size could be permitted in some cases, but not in relation to affordable houses applying for more floor space

·         The design was of a high quality and an improvement to the existing house

·         There was a nearby house with an extension

 

RESOLVED to refuse the application

 

1. The development in question would have a detrimental impact on the character and appearance of the site, the building and the area in general as the appearance, scale, mass and elevation treatment would be incongruous with the local character.   It is not considered that this proposal has given full consideration to the context of the site in an open, rural location, and therefore the proposal is contrary to the requirements of policies PCYFF 2 and PCYFF 3 of the Anglesey and Gwynedd Joint Local Development Plan in relation to safeguarding the area's visual amenities.

 

2. The development would lead to a detrimental over-development of the site in a prominent location in the landscape adjacent to the boundary of the Llŷn Area of Outstanding Natural Beauty. This would lead to a detrimental impact on significant views in and out of the Area of Outstanding Beauty, and therefore the development is contrary to policies PS 19 and AMG 1 of the Anglesey and Gwynedd Joint Local Development Plan in relation to safeguarding the quality of the protected area.