Single storey
side extension
LOCAL MEMBER:
Councillor Gruffydd Williams
Decision:
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
Minutes:
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
Supporting documents: