Agenda item

Construction of a new building for use as agricultural storage with associated landscaping works (re submission)

LOCAL MEMBER: Councillor Gareth Williams

Link to relevant background documents

DECISION: TO REFUSE IN ACCORDANCE WITH THE RECOMMENDATION.

REASONS:

1.    Based on the information submitted, the Local Planning Authority is not entirely convinced that there is a real need, proven beyond doubt, to erect an agricultural building of the size and scale proposed at this location. Therefore, the application is contrary to the requirements of policies PCYFF 1 and PCYFF 2 of the Anglesey and Gwynedd Joint Local Development Plan 2017 which encourages the refusal of proposals outside development boundaries unless there is justification to show that its location in the countryside is essential, and that do not comply with other policies within the Plan itself.

2.    The scale of the proposal would mean erecting a substantial building which would be located in a prominent, isolated position near a public road and footpath and within a Special Landscape Area. This development would not respect the context of the site and its place in the local landscape and, as a result, the development would be harmful to the area's visual amenities. The application is therefore contrary to the criteria of policies PCYFF 2, PCYFF 3 and AMG 2 of the Anglesey and Gwynedd Joint Local Development Plan, 2017 together with the advice contained within Technical Advice Note 6: Planning for Sustainable Rural Communities and Technical Advice Note 12: Design that relates to protecting local visual amenities and the environment.

Construction of a new building to be used as agricultural storage together with associated landscaping work (resubmission)

a)      The Planning Manager highlighted that this was an application to erect a shed as agricultural storage on a rural site within the holding of the property known as Pant Valley, Rhydlios. It was explained that the plans showed a building measuring 22.86m x 13.74m giving a total internal floor area of 314m² and 5.8m in height to the ridge. The application was a resubmission of a previously refused full application. It was highlighted that the size, form and appearance of the proposed shed was in accordance with the previously refused details. The site and wider area was located within the Western Llŷn Special Landscape Area as well as the Llŷn and Bardsey Island Landscape of Outstanding Historic Interest by CADW. It was not within the AONB.

The previous application was refused due to the lack of information and justification for the proposed development. At the time it was noted that no business plan had been submitted. It was not usual to ask for a business plan with agricultural applications where the agricultural holding was established, however in this case, the applicant did not operate the agricultural holding and therefore, it was believed to be a totally reasonable request for such information to find out how the enterprise would be likely to operate in the future. As part of the current application, the agent has submitted a statement to support and justify the proposal.

The application was submitted to the committee at the Local Member’s request.

The Local Planning Authority did not intend to prevent the aspirations of individuals to conduct agricultural activities in the future, but it was not wholly convinced that a real need for a new agricultural shed at this site has been proven and therefore the proposal is contrary to the fundamental agricultural development principle and policies PCYFF 1 and PCYFF 2 of the LDP specifically as there is no sufficient justification within a rural location for the proposed development.  In addition, due to its size, finish and isolated location, the building would form an incompatible feature in the landscape by harming visual amenities contrary to the relevant criteria of policies PCYFF2 and PCYFF 3 of the LDP.

The Local Planning Authority recommended refusing the application

b)      Taking advantage of the right to speak, Councillor Anwen Davies (on behalf of the Local Member), made the following observations:

·         That there was a real need for the shed to ensure a place to keep sheep - for grazing and in order to facilitate visits by the vet.

·         That a proposal to reduce the land levels had been submitted and that it was intended to use the soil to erect cloddiau around the shed.

·         That there was an intention to plant trees and recycle rainwater.

·         That the applicant was a hard-working Welshman who wished to establish an agricultural enterprise at Pant Valley.

·         The Community Council supported the application.

·         That the shed would be no more visible than other sheds in the area.

·         That the existing shed was too close to the house.

·         Proposed that the Committee Members visited the site.

In response to the comments, the Assistant Head noted that it was not unusual to receive agricultural applications, but that there was a need to provide evidence of the agricultural need (such as consider the stock levels and receive details about the business). In this case, it was an application for a large shed for 10 acres of land; this was considered to be a substantial investment where no current agricultural business existed. The proposal was therefore completely contrary to local and national policies.

c)       It was proposed and seconded to refuse the application.

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

·         That no alterations had been made to the previously refused application.

·         That a request for further details, such as a business plan, was reasonable.

·         That the Community Council supported the application and knew the applicant well to understand his call for building a shed - local people must be kept in local areas.

RESOLVED: TO REFUSE IN ACCORDANCE WITH THE RECOMMENDATION.

REASONS:

1.         Based on the information submitted, the Local Planning Authority is not entirely convinced that there is a real need, proven beyond doubt, to erect an agricultural building of the size and scale proposed at this location.   Therefore, the application is contrary to the requirements of policies PCYFF 1 and PCYFF 2 of the Anglesey and Gwynedd Joint Local Development Plan 2017 which encourages the refusal of proposals outside development boundaries unless there is justification to show that its location in the countryside is essential, and that do not comply with other policies within the Plan itself.

2.         The scale of the proposal would mean erecting a substantial building which would be located in a prominent, isolated position near a public road and footpath and within a Special Landscape Area. This development would not respect the context of the site and its place in the local landscape and, as a result, the development would be harmful to the area's visual amenities. The application is therefore contrary to the criteria of policies PCYFF 2, PCYFF 3 and AMG 2 of the Anglesey and Gwynedd Joint Local Development Plan, 2017 together with the advice contained within Technical Advice Note 6: Planning for Sustainable Rural Communities and Technical Advice Note 12: Design that relates to protecting local visual amenities and the environment.