Application
for the demolition of existing house and erection of new house (Revised
Proposal) (Resubmission of application C15/1027/11/LL)
LOCAL MEMBER: Councillor Elin Walker Jones
Link
to relevant background documents
Minutes:
Full
application to demolish the existing house and erect a new house in its place
(Amended Plan) (Re-submission of application C15/1027/11/LL)
(a) The
Senior Development Control Officer elaborated on the background of the
application, and noted that this was a re-submission of a full application that
had been refused last year to demolish an existing dormer bungalow and garage
and erect a new two-storey house in its place. The size and volume of the new
house would be substantially greater than the existing building with the roof
level raised from 5.5m to 7.2m. The building's main orientation would also be
changed by turning the main axis by approximately 45˚. The main changes
between this plan and the refused plan were that the building's orientation had
been turned.
It was highlighted that the primary policy
consideration in this case was Policy CH13 which related to considering
proposals to demolish and reconstruct dwellings in rural villages and in the
countryside. Consideration was given to the criteria of that policy and in
principle, it was noted that the proposal was in-keeping with the policy.
The plans indicated that it was proposed to
have three windows on the first floor of the northern elevation which would
have the potential of overlooking the garden of the nearby Ashbrook
house. However, it was noted that two of these windows would have opaque glass
and the bedroom window would be in house's western end. As a result, it was not
considered that it would cause unacceptable direct overlooking of private areas
around the neighbours' house. In addition, there would be no window on the
first floor of the eastern elevation facing towards Ashbrook.
Similarly, it was not considered that the two
roof windows in the northern slope would create overlooking problems as no
intention had been stated to use the roof space as a residential room. It was
believed that it would be reasonable to impose a condition preventing any work
to extend the roof e.g. by installing a dormer window which would be necessary
to enable use of the roof space as a residential room. In doing so, control
could be ensured over any overlooking risk in future.
Concerns had been raised by an objector
regarding the impact of the proposed drainage system on a nearby property but a
consultation had taken place with Natural Resources Wales, Welsh Water and the
Public Protection Service and no objections had been raised to the proposals by
any of these organisations, and therefore, the application was consistent with
policy CH18 of the UDP.
Having given full consideration to all material
planning matters, it was noted that the principle of erecting a house of
similar size and design to what was proposed in this location was acceptable.
It was also noted that the changes that had been undertaken to the design and
the location of the proposed house had overcome most of the objections, and
that the amended proposal was acceptable under the policies of the Gwynedd
Unitary Development Plan.
(b) Attention was drawn to the additional
observations submitted.
(c) Taking
advantage of the right to speak, an objector to the application noted the
following main points:
• There
was no objection in principle to redeveloping the site.
• No
objection to the layout and design of the house
• Concern
that a new septic tank would endanger the entire drainage system and therefore
there was a suggestion to relocate it
• Concern
that surface water would accumulate
• The
setting would prevent light from coming in to the garden
(ch) Taking advantage of the opportunity to
speak, the applicant noted the following points:
• The
application was a re-submission of a previous application - vast discussions
had been held with the Planning Unit and therefore this plan was a response to
those observations
• The
site needed to be improved and developed
• The
neighbours who possessed a covenant over any construction development on the
plot had withdrawn their objection
• There
was no intention to construct a three-storey house
• There
was no intention to use the roof space as a residential room
• The
property was 5.5m from the boundary which had been planted with Leyland hedges
approximately measuring approximately 3-4m of height
• Opaque
glass would be used to prevent overlooking
• The
intention was to construct a home - not many opportunities arising in the area
• The
intention was to live on the site - an ideal plot
• The
intention was to live in harmony with neighbours
(d) The
Local Member (not a member of this Planning committee) noted the following main
points:
• Welcomed
the development and the intention to include a family home
• Several
neighbours had raised concerns and therefore the input of Members and officers
was required
• Acknowledged
that the applicant had addressed several concerns
• Needed
to consider neighbours' concerns relating to surface water / waste - suggestion
to move the septic tank
• In
terms of the property's angle, this was a difference of opinion and a
compromise needed to be sought
(dd) It was proposed and seconded to approve
the application with additional conditions in line with the Local Members'
observations
(e) During the discussion the following main
points were noted:
• Would
the suggested conditions be appropriate?
In response to the observation, it was
highlighted that it would be possible to include a condition confirming the
location of the septic tank, but in terms of matters such as drainage, that
would come under Building Control with compliance with Welsh Water
requirements.
(Please refer to the minutes of the Planning
Committee held 22.2.16 for decision and conditions)
Supporting documents: