Agenda item

Single storey side extension

 

LOCAL MEMBER: Councillor Gruffydd Williams

 

Link to relevant background documents

DECISION

 

To refuse the application contrary to the recommendation

 

·         Design and materials of the extension were out of character

·         Impact on the AONB and the Dark Sky Status

 

The Planning Manager highlighted that the application was a full application to construct a single-storey extension that would measure 4.5 metres x 3.6 metres, which would include a garden room in a single-storey cottage located on the slopes of Mynydd Nefyn. It was noted that the nearest residential homes were over 40 metres to the north and north-east of the proposed extension and that the application was being submitted to the Committee at the request of the Local Member.

It was explained that Policy PCYFF3 stated that proposals would be approved, including extensions and changes to existing buildings and structures, if they complied with a number of criteria that included, that the proposal

·         added to or enhanced the character of the site, the building or the area in terms of setting, appearance, scale, height, mass and elevation treatment; 

·         respected the context of the site and its place in the local landscape;

·         used materials that were appropriate to its surroundings and incorporated soft and hard landscaping;

·         improved a safe and integrated transport and communication network;

·         limited water run-off and flood risk and prevented pollution;

·         achieved an inclusive design;

·         enabled access for all;

·         helped to create healthy and lively environments considering the health and well-being of future users.

It was highlighted that the extension would include a garden room with significant glazed windows of acceptable and suitable size and scale for the location. Although the site was high on the slopes of Mynydd Nefyn with views over the coast, it was not considered that the proposal would have a substantial detrimental impact on the amenities or character of the nearby AONB due to the nature of the local landscape and vegetation within the local area.  In response to an objection received claiming that the proposal would have an impact on the cottage and the AONB, although there was an intention to construct an extension of modern material and design, it was noted that the location of the extension on the gable end of the cottage, and its size, would not significantly impair the appearance and character of the property or the AONB.

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

·         It was an application for a small garden room on the Western front side of the cottage.

·         The purpose of the extension was to provide an additional living space and to get more light into the property.

·         As it was a small Welsh cottage, it was quite dark with very small north-facing windows.

·         By opening up the gable end and installing glazed windows, it was hoped to get more light into the property and allow them to make the best of the beautiful views across the Bay of Nefyn and Porthdinllaen.

·         The extension on the gable end would be mainly constructed in glass, but using Welsh slate tiles on the roof to assimilate with the existing tiles, thus retaining the character of the original structure.

·         The proposal was in accordance with the character of the area and was a relatively moderate proposal compared to many similar extensions.

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

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

·         There were traditional cottages along the mountain.

·         Overdevelopments were not needed on the Mountain-side.

·         Three public footpath joined together on the yard of the property.

·         The impact of bright lights on the dark sky status - lights drew attention.

·         Although small in size, it could have a substantial impact.

·         The cottage was a holiday unit.

·         Pleaded with the Committee to refuse the application.

 

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

·         Needed to protect traditional buildings.

·         Needed to consider the dark sky status.

·         The adaptation would change the character of the cottage - likely to set a dangerous precedent.

 

d) In response to the proposal, the Planning Manager noted that the size of the extension was a development that could be constructed without planning permission; however, the materials intended for use (glazing in this case) had meant that the applicant had to submit an application to the Committee. In terms of design matters and the impact on the AONB, these were accepted as fair reasons for refusal.

 

In response to a question regarding the observations of the AONB Officer, it was confirmed that the Officer's observations had been included and not the observations of the AONB Joint Committee.

 

dd) During the ensuing discussion, the following observations were made by members:

·         A small extension was in question.

·         Needed to consider the professional observations of officers.

·         A holiday unit was not a planning matter.

·         Accepted the need for more light in a dark house.

 

·         Planning conditions and regulations were needed to manage the proposal.

·         A duty to protect the 'traditional appearance of the house' for the future.

·         The gable end of the house could be seen clearly from Nefyn.

·         It would not assimilate with the rest of houses on Mynydd Nefyn.

·         The extension would appear as a 'bulb' - it would be seen from all directions.

·         A glazed gable end would be alien - it would stand out and affect the dark sky.

 

In response to an observation regarding the need for permission for a sun-room made of stone and a glazed roof, it was noted that permission would not be required for the size of the room and a room finished with rendered material to retain the appearance of the existing house, but planning permission would be needed for a glazed construction.

 

            DECISION

To refuse the application contrary to the recommendation

 

• Design and materials of the extension were out of character

• Impact on the AONB and the Dark Sky Status