Agenda item

Application No C23/0293/42/LL Arosfa, Edern, Pwllheli, Gwynedd, LL53 8YU

Meeting of Planning Committee, Monday, 2nd October, 2023 1.00 pm (Item 8.)

Full application for the demolition of existing structures and construction of a new dwelling and associated works

Local Member: Councillor Gareth Tudor Morris Jones

Link to relevant background documents

Decision:

DECISION:

To delegate powers to the Senior Planning Manager to approve the application

Conditions

1. Time

2. In accordance with the plans

3. Agree on materials, including roof slates

4. Restrict permitted development rights and windows

5. Manage the type of window/glass installed

6. Landscaping

7. Biodiversity Enhancements

8. Building control plan

9. Restrict the building's use to residential use and not as a second home or holiday accommodation

Minutes:

Full application for the demolition of existing structures and construction of a new dwelling and associated works

Attention was drawn to the late observations form.

Some of the Members had visited the site on 02-10-23

a) The Development Control Team Leader highlighted that the application had already been discussed at a meeting of the committee which was held on 11 September 2023 where it had been resolved to defer the decision in order to conduct a site visit so that Members had an opportunity to see the site in the context of its location and its effect on local residents' amenities.

It was reported that this was a full application for the demolition of existing structures and the construction of a new two-storey, detached dwelling with associated works. The site was located within the development boundary and within the Western Llŷn Special Landscape Area and the Llŷn and Enlli Landscape of Outstanding Historic Interest. It was reported that the application had been revised twice since its original submission in response to observations received and following discussions with officers. A further revised plan was received on 14.09.2023 which moved the house approximately 2m further to the south-east, in accordance with the Local Member's request.

The application was submitted to the Planning Committee for a decision at the local member’s request due to concern about the size of the proposed house and its proximity to other dwellings.

It was explained that the site in question had already been developed and, therefore, was considered a brownfield site and was located within the development boundary of the village of Edern. The proposal therefore satisfied the general requirements of policies PS 5, PCYFF 1 and PS17 of the Anglesey and Gwynedd Joint Local Development Plan (LDP). Currently, the site consisted of industrial-like sheds that were quite simple in design, and which stood unnoticed within the plot.

It was acknowledged that the proposed house would be larger in size than the existing buildings, but in response to highlighted concerns, the building had been amended from what had been originally submitted with the new house located within the part of the site that was within the development boundary. Although this meant it was closer to the northern boundary of the site than it would have been had it been pushed further into the site, it was not considered that its location within the site was unreasonable. It was reported that the roof ridge height of the highest shed at present was 3.3m and the ridge height of the proposed roof would be 5.8m, which was slightly lower than the ridge height of the adjacent property to the west. Consequently, it was not considered that it would stand out as a completely incongruous feature in this part of the village nor that it would be entirely contrary to the general development pattern seen there. It was not considered that the proposed new dwelling would impact to a completely unacceptable level on the character and appearance of the site or the surrounding area in terms of its appearance, scale, height or mass. With the presence of mature trees and shrubs within the site that provided an appropriate cover for the site, it was not believed that the building would dominate views towards the site from prominent public places or landscape designations.

In the context of general and residential amenities, it was highlighted that the site was surrounded to the south-west, the north and the north-west by dwelling-houses with open lands extending past the southern/south-eastern boundary of the site – elements of overlooking already existed because of the location of the existing buildings. It was explained that there were trees/shrubs growing within the garden and in nearby gardens which reduced the impact somewhat. Concerns had been highlighted by neighbours during the public consultation period about the impact of the proposal on them and that it would be significantly harmful compared to the current situation. It was considered that a genuine effort had been made to reduce the impact from what had been submitted originally and that the amendments responded to the concerns that had been highlighted by planning officers.

The requirements of policy TAI 15 stated that an appropriate level of affordable housing must be ensured in the plan’s area. Depending on the scale of developments, a contribution towards affordable housing provision was expected in accordance with the threshold recognised for the county's settlements. In the case of the village of Edern, which had been identified as a rural/coastal/local village, the threshold was 2 or more units. As this proposal was for the provision of one new house only, it did not meet this threshold for the consideration of an affordable provision. Furthermore, since the proposal involved the construction of a new residential dwelling, it was intended to impose a standard planning condition to restrict the property's use to a residential dwelling only, and not for use as a second home or holiday accommodation without further planning permission.

Having considered all the relevant planning issues including local and national policies and guidance, as well as all the observations and objections received, it was considered that the proposal was acceptable.

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

· He thanked those Members who had attended the site visit

· He was in favour of the applicant's need to have a new house in Edern, the village where he had been born and bred, within the development boundary

· He welcomed the revised plans which would mean that the new dwelling would be located 2m further to the south-east from the boundary – this reduced the impact on neighbours

· It was important to consider the loss of privacy and loss of daylight in the context of neighbours' well-being

· They should adhere to the condition of moving the house further from the boundary

· Adhere to the condition of installing opaque windows

· Adhere to the condition that they must plant trees and a hedge as a clear boundary between Arosfa and nearby dwellings

It was proposed and seconded to approve the application.

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

· It was beneficial and important for members to attend site visits

· The site was within the development boundary

· The site was ideal

· The applicant had addressed the observations by reducing the height of the roof and moving the house further from the boundary

RESOLVED to delegate powers to the Senior Planning Manager to approve the application.