Agenda item

Demolition of existing external store, alterations to existing main house and part single storey, part 2 storey extension to side and rear to create enlarged living accommodation.

 

LOCAL MEMBER: Councillor Gruffydd Williams

 

Link to relevant background documents

DECISION:

To refuse, contrary to the recommendation:

 

Reasons for refusal:

 

The extension was considered to be

·         an over-development that would have a detrimental impact on the area's visual amenities 

·         would have a detrimental impact on views into and out of the AONB, contrary to Policy PCYFF 3 and MG 1 of the LDP.

 

Demolition of existing external store, alterations to the existing main house and part single-storey, part two-storey extension to side and rear to create more living space

 

            Attention was drawn to the late observations form.

 

a)    The Senior Officer stated that this was an application to alter and expand the existing property, and that it was a re-submission of a plan previously refused by the Committee (application number C20/0022/42/DT). This application was discussed at the Planning Committee on 24/05/2021 when it was decided to defer the discussion in order to allow further consideration of the observations submitted by the Llŷn AONB Joint Advisory Committee.

 

The application was submitted to the Committee at the local member’s request.

 

The property was located on the slopes of Mynydd Nefyn in open countryside, approximately 340m to the east of the development boundary and 50m outside the Llŷn Area of Outstanding Natural Beauty. 

 

It was explained that the development would include: 

·         Demolishing an existing outbuilding and relocating a stone wall in order to create a parking and turning area

·         Demolishing a rear two-storey extension and a glass side extension

·         Erecting a two-storey extension in the form of a crescent with three dormer windows in the front elevation and rooflights in the rear elevation together with the erection of a one storey extension with a monopitch slate roof along its front. 

·         Erecting a balcony on the gable-end of the existing house

 

Slides were shown to exhibit the setting of the house and how it would take its place in the landscape. It was reiterated that the applicant was seeking to respond to the committee's concerns.

 

Having considered the comments received from the AONB joint advisory committee, the concerns highlighted around the sensitivity of the landscape in the area were appreciated. Nevertheless, the planning officers did not consider that extensions as designed would have a significant additional harmful impact on the quality of the designated landscape and that the proposal would not affect the setting of the AONB, or the views from it, in a harmful way. It was considered that the proposal was an improvement of the previously refused plan in terms of its impact on the landscape and that it met local and national planning policy requirements.

 

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

·         Members were reminded of the statutory duty to protect the AONB

·         That traditional cottages were located along the mountain from Nefyn to Pistyll

·         A property near the proposal had been extended many times between 2008 and 2011

·         Overdevelopments were not needed on the Mountain-side

·         Impacted views

·         That people came to stay in the area to appreciate their surroundings

·         That policies allowed too much discretion for the officer to give their views, rather than the views of the joint advisory committee and individuals

·         The development was a step too far

·         That house prices were out of the reach of local people

·         That such plans would gentrify the area

·         Pleaded with the committee to refuse the application.

 

c)     It was proposed and seconded to refuse the application for the following reasons:

 

-       The proposal was an over development

-       the proposal would have a detrimental impact on the visual amenities of the area

-       it would have a detrimental impact on views into and out of the AONB

-       it would create a cumulative impact, if approved

 

ch)     During the ensuing discussion, the following observations were made by Members:

·         The design was good - improved the building

·         There was no grounds for refusal

·         A matter of opinion

·         Concerns about an appeal

 

·         Whilst accepting the views of officers, the local community objected to this development and there was a duty on us to listen to their views

·         It was a large house, substantially-sized, oppressive in the landscape

·         Could be seen from Nefyn, Morfa Nefyn, Buan and Edern

·         The pleasure of one family would cause displeasure to local people and visitors

·         That the other houses on the mountain did not appear to be as oppressive

·         Contrary to policy PS19 - it did not protect / enhance the local area

·         That the applicant intended to change the character of the house they had bought

·         Creating a gentrified area

·         It would be a destructive step for Mynydd Nefyn, which was an attraction for tourists

·         Unnecessary and a dangerous precedent

 

d)    In response to a question regarding to what point one could build an extension on an extension on an extension, it was noted that no policies controlled what was acceptable - that more consideration was given to the design, quality, size and appearance.

 

A request was made for a registered vote

 

RESOLVED: 

 

To refuse, contrary to the recommendation:

 

 

 

The extension was considered to be

 

•           an overdevelopment that would have a detrimental impact on the area's visual amenities

•           it would have a detrimental impact on views into and out of the AONB, contrary to Policy PCYFF 3 and MG 1 of the LDP.

 

In accordance with the Procedural Rules, the following vote was recorded:

 

In favour:        Stephen Churchman, Elwyn Edwards, Simon Glyn, Louise Hughes, Berwyn Parry Jones, Gareth T Jones, Dilwyn Lloyd, Edgar Owen, Eirwyn Williams and Owain Williams (12)

 

Against:          Anne Lloyd Jones (1)

 

Abstentions:              (0)