Agenda item

Full application for the demolition of the existing dwelling (C3) and garage and replacement with a 3-bed dwelling property (C3) 

 

LOCAL MEMBER: Councillor Gareth Williams

 

Link to relevant background documents

DECISION: To defer a decision and conduct an inspection site visit

 

Full application to demolish the existing house (C3) and garage and erect a new three-bedroom house (C3) in its place.

 

Attention was drawn to the late observations form.

 

a)          The Senior Planning Officer highlighted that this was a full application to demolish an existing two-storey house and erect a new three-bedroom two-storey house in its place.⁠ In addition, the applicant planned to carry out external alterations, including the removal of the existing single-storey garage and the creation of parking spaces. The new house, of the same footprint, would offer a living room, a dining room/kitchen, a shower room and a hall on the ground floor and three bedrooms and a bathroom on the first floor.

 

It was noted that the applicant had confirmed that the property would be a social house, with Cyngor Gwynedd's Housing Options Team leading on the process of allocating the property jointly with Cynefin for users on the waiting list. It was added that the plan was to let the property as an intermediate property, and the priority would be to look at this tenure first, and if so, advertise it through Tai Teg.

 

It was explained that the site was located outside any current development boundary and was therefore in open countryside within the Llŷn and Enlli Area of Outstanding Natural Beauty and the Llŷn and Enlli Landscape of Outstanding Historic Interest designations. There were two detached dwellings adjacent to the site and an unclassified public road ran along the eastern boundary of the site. It was noted that the existing building was in a fragile condition and a security fence protected the site.

 

The application had been submitted to the Planning Committee for a decision after receiving observations from the Local Member who confirmed that he objected the proposal.

 

It was considered that the proposal complied with the planning policies and guidelines and therefore the officers recommended to approve the application with the conditions listed in the report, as well as additional conditions relating to agreement on finish, doors, windows and details of boundary treatments.⁠

 

b)           Taking advantage of the right to speak, the Agent made the following observations

·        The intention was to demolish the existing property and erect a new three-bedroom house which would fulfil the local housing needs

·        Ael y Bryn had been owned by Cynefin since it was left to them in a will

·        They acknowledged that the property had been empty for a long time, but it was challenging to get a plan for it which was viable and sustainable

·        The property was unsuitable for a family in its current form

·        It did not meet the Welsh Government's housing quality standards and repair works in its current structural form would also not satisfy the standards either, e.g., the structural report highlighted that the existing stairs created a risk to any occupier and re-doing them would mean losing a bedroom

·        The best option would be to demolish and create a new property which would comply with the Welsh Government's requirements for new houses

·        Cynefin would lead on the work with grant support from the Welsh Government which would be managed through Cyngor Gwynedd's development programme – it would address Cyngor Gwynedd's Housing Strategy

·        Cynefin had consulted and worked with relevant consultees to ensure that the plans were acceptable and had also met with Aberdaron Community Council and Cyngor Gwynedd officers to discuss the plans – they were thanked for their observations.

·        Although acknowledging concerns from some about the design and that it did not suit the area, it was noted that there was an intention to reuse stones from the old house on the new house

·        The application complied with planning policies

·        It was intended to let the new house on rent, prioritising intermediate rent through Tai Teg policies which prioritised local connection as part of their requirements

·        The waiting list showed that there was a need for properties in Rhiw

·        Tai Teg provided housing for local people, including those who spoke Welsh

·        Requested that the Committee approved the application for an affordable house in Rhiw

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

·        Ael y Bryn was a traditional cottage which was a wider part of a cluster of traditional cottages in Mynydd y Rhiw which lay in the centre of the Llŷn AONB

·        It was part of the Llŷn Heritage Coast and abuts the Pen Llŷn a'r Sarnau SAC. Cottages that should be protected from this type of development

·        The proposed application was contrary to the following policies: AMG1 Applications that negatively impact views in and out of the AONB are refused; AMG3; AMG4; PS19. The Councils will manage developments in order to conserve and, where relevant, enhance the natural environment, the countryside and coastline of the plan area and proposals that will have a substantial detrimental impact are refused.

·        The new development was also contrary to the Llŷn AONB Dark Skies

·        Ael y Bryn had been left to Tai Eryri / Cynefin in the former owner's will with a condition that a local young family settled there – this happened 12 years ago

·        The feeling locally was that Cynefin had deprived a local family from having a home, and with the property being empty for over a decade, the structural work had deteriorated

·        Following a presentation from Cynefin explaining the option to demolish, the rationale behind this had been highlighted, noting that the property had to attain a grade A score for energy efficiency – to reach that, the only option would be to demolish and re-construct to secure a grant

·        Despite accepting the rationale, the new house must be similar to the original property and suit the area and keep its character – insufficient effort had been made with the proposed application to ensure this

·        According to the observations of the AONB Officer, it was noted that the traditional building contributed to the character of the AONB and he had suggested a condition to ensure a requirement for windows that were traditional in size to suit and restrict floodlights. However, these conditions had not been included in the report – therefore, why ask for observations? It was considered that the committee had a duty to consider the AONB Officer's observations and conditions

·        There was too much plastic cladding on the new house plan – this did not suit – needed more natural stone use

·        Was not asking the Committee to refuse the application as this would deprive a grant to renovate the cottage which would consequently remain empty, but improvements had to be made to the application to suit the area and keep the character of Ael y Bryn.

 

ch)    It was proposed and seconded to conduct a site visit

 

Reason: A cluster of traditional cottages were being lost – needed to give an opportunity to the Committee to familiarise itself with this natural location to assess the visual impact of the site

 

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

·        There was no need for a modern house, like a Hollywood-type house in the middle of traditional cottages

·        There was a need for a plan and design that suited the area

 

·        A site visit removed the grant – the priority was to build a house for local people

 

RESOLVED: To defer a decision and conduct an inspection site visit