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

 

1.     Time

2.     Compliance with plans

3.     Agree on materials, including roof slates

4.     Ecological matters, including maintaining the development in accordance with the improvements as noted in the Green Infrastructure Statement.

5.     Agree on a Building Management Plan

6.     Landscaping

7.     Highways Matters

8.     Drainage matters

9.     Condition to manage noise associated with the heat pump

 

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.

 

At the 14 July, 2025 meeting, the Committee's decision was to conduct a site visit.

Some of the Committee Members visited the site on 5 September 2025.

 

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 on the same footprint in its place.⁠ In addition, it was intended to maintain external alterations, including the removal of the existing single-storey garage and creation of parking spaces.

 

It was noted that the applicant had confirmed that the property would be a social house with Cyngor Gwynedd's Housing Options Team leading the process of allocating the property in conjunction with Grŵp Cynefin to users on the waiting list. It was reiterated that it would be let as an intermediate rental property, the priority would be to look at this tenure initially, 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 designations of the Llŷn and Enlli Area of Outstanding Natural Beauty and the Llŷn and Enlli Landscape of Outstanding Historic Interest. ⁠Adjacent to the site there are two separate residential dwellings and an unclassified public road running past the site. It was noted that the current building was in a fragile condition and a security fence protected the site.

 

It was noted that revised plans had been submitted, proposing design changes which included more traditional windows, a change in the colour of the cladding panels and the provision of a stone wall to the top of the car park bay to match local elevations.

 

It was considered that the proposal complied with planning guidelines and policies. The officers' recommendation was to approve the application with conditions listed in the report. ⁠

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

·        That Ael y Bryn was a traditional cottage which was part of a wider cluster of traditional cottages on Mynydd y Rhiw that lie in the heart of the Llŷn AONB.

·        It was part of the Llŷn Heritage Coast and abutted the Pen Llŷn a'r Sarnau SAC. These were 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 on these will be refused.

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

·        That Ael y Bryn had been left to Tai Eryri / Cynefin in the will of the former owner on condition that a young local family settled in it – this had happened twelve years ago and the situation had caused local frustration.

·        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 for that was highlighted stating that the property was required to achieve an energy efficiency grade A rating – to achieve that, demolition and rebuilding would be the only option to secure the required grant.

·        Despite accepting the rationale, the new house must be similar to the original property and be in keeping in terms of 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 AONB character and that he suggested a condition, should the property be demolished, to ensure that windows that were traditional in size were used 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.

·        That there was too much plastic cladding on the new house design – this was not in keeping – need more use of natural stone.

·        He 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 that were in keeping with the area and to retain the character of Ael y Bryn.

 

c)      It was proposed and seconded that the application be approved

 

ch)     During the ensuing discussion, the following comments were noted by Members:

 

·        An effort had been made to include more traditional windows.

·        There were insufficient modifications to the revised plans submitted.

·        That the plan was too modern – bordering on the destruction of this part of the AONB.

·        That this was a cluster of traditional houses – a plan and design that would suit the area was needed.

·        That there was too much cladding in the design.

·        The committee was urged to refuse the application due to the negative impact of the design on the area or to defer and seek a more traditional design rather than what was before them.

·        That these cottages were part of Pen Llŷn's heritage. There was a responsibility to preserve the area's history.

·        The design was not in keeping – it was completely different to the original house. There was concern that this may set a precedent.

·        It was accepted that there was a need for modernisation and to reach a certain standard, but the design was unsightly.

·        The setting was prominent with spectacular views – a request to modify the front elevation of the design.

 

In response to the comments, the Assistant Head of Environment noted that adaptations to the house were the main considerations of the application, but what already existed needed to be looked at – that there was more glazing on the existing property than on the new design. He added that the new house would be 95m² which was far from being a mansion and the AONB had not objected to the application and the comments had been considered.

 

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

 

 

1.            Time.

2.            Compliance with plans.

3.            Agree on materials, including roof slates.

4.            Ecological matters, including maintaining the development in accordance with the improvements as noted in the Green Infrastructure Statement.

5.            Agree on a Construction Management Plan.

6.            Landscaping.

7.            Highways Matters.

8.            Drainage matters.

9.            Condition to manage noise associated with the heat pump.