Agenda item

Construction of single storey extension and porch to house, conversion of existing garage to a self-contained holiday unit and construction of stables.

 

LOCAL MEMBER:  Councillor Gruffydd Williams

 

Link to relevant background documents

 

Construction of a single-storey extension and porch to house, conversion of existing garage to a self-contained holiday unit and construction of stables.

 

(a)     The Development Control Manager elaborated on the background of the application, noting that the application had been deferred at the Committee meeting held on 4 April 2016 in order to hold a site visit. Members of the Committee had visited the site prior to the meeting.

 

          It was noted that the site was situated in open countryside and within the Llŷn Area of Outstanding Natural Beauty (AONB). It was not considered that the proposal in its entirety would cause significant harm to the AONB landscape and that a positive attempt had been made by the applicant to respond to the original concerns regarding the size of the stables (by submitting an amended plan for the stables), and that it was now acceptable to the AONB Unit and acceptable in terms of Policy B8 of the GUDP.

 

Attention was drawn to the additional observations that had been received.

 

Reference was made to the site's planning history, noting that what was currently located on the site was wholly acceptable and correct, with the necessary planning permission in place, and that this permission followed an appeal that had been previously been refused for other developments on the site.

 

          The development complied with the GUDP for the reasons noted in the report.

 

(a)       The local member (a member of this Planning Committee) made the following main points:-

·         It was an over-development and the cumulative effect of developments in Mynydd Nefyn were detrimental to the AONB;

·         There was a statutory duty to protect the AONB and conservation and the protection of special attributes should be prioritised;

·         The AONB Unit had expressed concern about the impact of the proposal on the AONB;

·         Consideration should be given to the Inspector's comments on the refusal of the appeal in relation to planning application C09D/0039/42/LL.

 

(c)     In response to the local member’s observations, the Development Control Manager noted:-

·         That the assessment in the report gave full consideration to the AONB;

·         The candidate, following the receipt of the AONB Unit's concerns had submitted amended plans for the stables, and the Unit had noted that it meant that the application was more acceptable in terms of the AONB;

·         The circumstances were different since the refusal of the appeal, with a planning application having been granted following the appeal to reconcile the situation.

 

(ch)   It was proposed and seconded to approve the application.

 

          During the ensuing discussion, the following main observations were noted:-

 

·         The recommended condition to remove the static caravan would lead to an improvement of the site;

·         Consideration should be given to the inspector's comments that the policy situation had not changed. Were officers confident in the event of an appeal that they could prove that their recommendation was in accordance with the policies?

·         Developments that were approved led to changes in the features of the countryside, and one purpose of the AONB designation was to retain traditional features;

·         The house had been developed over the years and therefore the house was not in its original form;

·         The stables were necessary to provide shelter for the applicant's horses during winter.

 

(d)     In response to the above observations, the officers noted:-:-

·         That the situation was different as the appeal in 2011 related to unauthorised matters. The impact of the proposal should be considered in relation to the current situation, and care should be taken in relying on the appeal's adjudication;

·         The report was balanced, comprehensive and included an assessment on the proposal's impact on the AONB.

 

          RESOLVED to approve the application.

 

Conditions:

1.     Commence within five years.

2.     In accordance with the plans.

3.     The slates for the roofs of the extensions, porch and any alterations to the roof of the holiday unit to match the existing slates.

4.     Agree on the colour of the stable roof.

5.     Agree on the colour of the render to the extensions and external walls of the holiday unit.

6.     Agree on local natural stone for the external walls of the porch.

7.     The timber boards on the external stable walls to be left to weather naturally.

8.     No business use of the stable.

9.     The existing static caravan on the site to be moved entirely off the site within 2 months of completing the extension substantially or before the holiday unit is occupied for the first time, whichever happens first. Subsequently, it is not permitted to locate a caravan within the property's curtilage.

10.   Withdrawal of permitted development rights for the holiday unit.

11.   The holiday unit to be used for holiday use only and not to be used as a separate residential unit.  Need to keep a register of the visitors.

12.   Landscaping / cloddiau scheme