Agenda item

Full application for the construction of a 3 bedroom two storey dwelling (C3 use) and creation of a new vehicular access. 

 

LOCAL MEMBER: Councillor Gareth Tudor Jones

 

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application subject to conditions:

 

1.         Time

2.         Compliance with plans

3.         Exterior materials/finishes

4.         There is a need to ensure that a 1.8 metre high opaque glass screen is installed on the south-western side of the balcony at all times.

5.         Boundary wall near the access no higher than 1 metre.

6.         Parking and turning spaces to be operational in accordance with the plan before the property is occupied for the first time.

7.         No hedge or vegetation clearing between 1 March and 31 August.

8.         Erection of the soil clawdd before the property is occupied for the first time.

9.         Agree on a landscape plan.

10.       Implement the landscaping plan.

11.       To restrict the occupancy of the property to a permanent residence.

12.       Withdrawal of PD rights

13.       Green Infrastructure Statement

14.       Agree on a building management plan

15.       Welsh Name

16.       Protect and preserve the hedge on the border

Full application to construct a 3-bedroom, two-storey residential property (C3 use) as well as the creation of a new vehicular access.

 

A decision on the application was deferred at the committee meeting in October, in order to hold a site visit. Some Members had visited the site on 8 November 2024.

 

a)    The Planning Manager highlighted that this was a full application to erect a two-storey residential property within a section of garden in an existing property in the village of Edern; the site was located within the Edern development boundary and the village was identified as a Rural Village in the LDP. ⁠⁠Therefore, Policy TAI 4 was relevant. It was reported that the indicative housing supply level for Edern was 12 units, with a total of 3 units completed and 4 units in the windfall land bank. Based on this information, approving a development on this scale would be completely acceptable based on the Village's indicative growth level and as there was only a proposal for 1 house, it did not reach the threshold of needing an affordable housing contribution.

 

It was explained that planning permission existed on the site until the end of January 2024 for the same development and that decision had been made under the current LDP, therefore the same policy considerations remained. As there was no change in policy or terrestrial terms when visiting the site, it was noted that refusing the application would be completely unreasonable and would likely be subject to appeal costs if the application would be refused. Attention was drawn to an older planning history in the context of the site where applications were refused in the past as the policies were different and on the grounds that the proposal would add to the number of second homes. In those decisions, there was concern about the size of the site and the ability to provide access and parking, and the Council had no information to the contrary (in the past, outline planning applications would have to outline the site in red only and there was no need to show an indicative layout). In the application in question, it was highlighted that it was possible to provide quality access with plenty of turning space and parking within the curtilage. The Transportation Unit had no objection.

 

It was noted that the applicant had confirmed that the proposal was for a class C3 permanent residential house. This would mean that it would be possible to manage the use of the site through a condition - this would ensure that this was a permanent residential use of the property and not a holiday use or second home use.

 

In the context of visual impact, it was explained that there was variety to the size and design of nearby houses and, although some concerns had been expressed about the impact of the house on neighbours, it was considered that the dwelling had been designed carefully to protect amenities. It was reported that there was no intention to install a first floor window on the south-eastern side of the property that would face the nearby gardens but there was an intention to install a balcony with an opaque glass screen measuring 1.8 metres high, on the south-eastern side of the balcony. It was not considered that there were any grounds to refuse the application based on amenity impact - the application was in accordance with policy PCYFF 2.

 

It was expressed that there was no valid planning reason to refuse the application. The officers recommended to approve in accordance with the conditions.

 

b)   Although the Local Member had apologised, he had submitted the following observations in an e-mail:

·       Despite being familiar with the site in Edern, going into the garden and seeing the exact location, as well as receiving information from Keira Sweenie about the application had been very helpful. I saw why it was an application for a two-storey house, as there was insufficient space to build a bungalow there.

·       I continue to object this application on the grounds of 1- Unsuitable access to the parking near the house to an extremely narrow and extremely dangerous unpaved road.

·       The house was too big and too prominent. It does not suit the area at the end of a small terrace of houses.

·       As the living rooms, kitchen and balcony would be on the upper floor, the house would overlook neighbouring houses. Should there be a clear condition with the application to ensure the retention of the existing trees on the boundary, this would prevent overlooking and would be less of a threat to the privacy and amenities of residents who lived permanently in the nearby houses.

 

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

 

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

·     C3 use only

·     Refusing would be unreasonable

·     The application had been approved in 2019 - the only change since then was a reduction in speed limit (from 30mph to 20mph) being imposed on the road, which would make it safer

·     Include a condition regarding protecting and retaining the trees / hedge on the boundary to avoid over-looking

 

In response to a question regarding a review of the Local Development Plan and the 5-year time condition, it was noted that approving a plot for one house would not likely impact Edern's housing figures in the future, when the new plan would be introduced (2027).

 

RESOLVED: To delegate powers to the Senior Planning Manager to approve the application subject to conditions:

 

1.         Time

2.         Compliance with plans

3.         Exterior materials/finishes

4.         There is a need to ensure that a 1.8 metre high opaque glass screen is installed on the south-western side of the balcony at all times.

5.         Boundary wall near the access to be no higher than 1 metre.

6.         Parking and turning spaces to be operational in accordance with the plan before the property is occupied for the first time.

7.         No hedge or vegetation clearing between 1 March and 31 August.

8.         Erection of the soil clawdd before the property is occupied for the first time.

9.         Agree on a landscape plan.

10.       Implement the landscaping plan.

11.       To restrict the occupancy of the property to a permanent residence.

12.       Withdrawal of PD rights

13.       Green Infrastructure Statement

14.       Agree on a building management plan

15.       Welsh Name

16.       Protect and retain the hedge on the boundary