Create
16 two storey holiday let with
associated car parking and amenity space
Local Member: Councillor Angela Russell
Link to relevant background documents
Minutes:
Create 16 two-storey holiday accommodation with associated parking and amenity space
(a) The Development Control Manager
elaborated on the background of the application as it was an
outline planning application with all matters reserved. The plans indicate that the proposed units would be two-storey and approximately 6.8m high and be split between
four terraces. The site was located on the outskirts of Llanbedrog, a considerable
distance outside the village development boundary. It was set in a wooded valley within
an Area of Outstanding Natural Beauty, Llŷn Registered Landscape of Historic Interest and between
two Scheduled Ancient Monuments namely Pen y Gaer and Nant y
Castell. It
was also noted that mature trees
on the western side of the site are subject to a Tree Preservation Order and the slopes
to the east have been recognised as a Local Wildlife
Site. In LANDMAP it appeared that
the site's locality was identified as the visual area of Mynydd Tir y Cwmwd
that was noted to have a 'High' visual
standard. Therefore, the site was considered to be a highly sensitive landscape.
It was noted that the response of the Gwynedd Archaeological Planning Service
had not been received at
the time of writing this report, but
attention was drawn to the late
observations received.
This was clearly
an outline application, therefore, full details of the design of the units had not been included. It was considered that a development of this size and
scale, however, would certainly have an unacceptable
visual impact and would result
in a development of an urban nature
in a quiet valley.
In response to transportation and access matters, it was highlighted that the development proposed to retain the existing entrance to serve the holiday units along with
the existing property. The Community Council had stated concern regarding the situation with the existing access and had noted that several
accidents had occurred in the past due to lack of visibility. Based on the lack
of visibility, the proposal
did not meet with the requirements of policy CH33, as a safe vehicular
access cannot be provided to serve the development. As it was an
outline planning application that was submitted, it was acknowledged that some details could
be resolved. It was considered, however, that the issue of the lack of visibility from the entrance would be impossible to overcome and that
requiring other amendments would add to the fact that the proposal would create an
unacceptable urban look for this
rural site.
Having considered
the proposal against the requirements of relevant local and national
policies it was considered that the proposal, on a site in open
countryside, was not acceptable
in principle and was contrary to local policies concerning the siting of developments and the creation of new self-serviced units. It was reiterated that the development would be outside the development boundaries, would be urban in nature
and totally unsuitable for its setting within
a sensitive landscape. It should be noted that this view
was shared in a pre-application enquiry for a similar development
in terms of location and scale,
however, the applicant/agent had chosen to proceed and submit
an application despite receiving advice.
(b) It was confirmed that the Local Member, who
apologised for his absence, supported the recommendation and the Community Council's observations.
(c)
It was proposed and seconded to refuse the application in accordance with
the recommendation.
RESOLVED to refuse the application in
accordance with the recommendation.
1.
The proposal is contrary to the requirements of the Supplementary
Planning Guidance: Holiday Accommodation, Gwynedd Council
(2011) and Policies C1, C3 and D15 of the Gwynedd Unitary Development Plan regarding the siting of developments and creating new
self-serviced holiday accommodation, as the proposal is not located within the development boundary and is not considered to be a suitable previously developed site.
2. Therefore this development, because of its urban layout,
size and large scale is a totally unsuitable development in the countryside within a sensitive site where it would
cause significant harm to the AONB landscape and the area's visual amenities and is contrary to Policy B8 of the Gwynedd Unitary Development Plan.
3.
The
proposal is contrary to the
requirements of policy CH33
of the Gwynedd Unitary Development
Plan as safe vehicular access cannot be provided as visibility from
the existing access is sub-standard and unsuitable to serve a significant development of 16 holiday units.
4.
No tree report has been submitted
with the application for the Local Planning
Authority to be able to assess in detail
the impact of the development
on trees protected by a Tree Preservation Order. Consequently, it is considered that the proposal is contrary to the requirements of policies B19 and A1 of the
Gwynedd Unitary Development
Plan and Technical Advice Note 10: Tree Preservation Orders
5.
The Ecology Report submitted does not propose specific mitigating measures or sufficient
information to be able to assess the likely impact of the proposal on biodiversity and protected species
and therefore it does not meet with the requirements of policy B20 and A1 of the Gwynedd Unitary Plan.
6.
The information submitted with the application is insufficient to assess the impact of the development on the setting of scheduled ancient monuments, and is therefore contrary to policy B7 and A1 of the Gwynedd Unitary Development Plan and the Welsh Office Circular
60/96.
Supporting documents: