Full application for the erection of a new dwelling in the form of a three bedroom dormer bungalow, creation of a new vehicular access and associated works
Local Member: Councillor Trevor Edwards
Minutes:
Full application
for the erection of a new dwelling in the form of a three bedroom dormer
bungalow, creation of a new vehicular access and associated works.
(a)
The Senior Development Control Officer
elaborated on the background to the application and noted that the site was
located within the development boundaries of the village of Llanberis
and was part of the curtilage of an existing domestic property and it was on
land which projected quite a considerable distance to the front of this
property and on a higher level that the adjoining public highway and there were
rocky outcrops in places.
It was acknowledged that the design of this
building was contemporary within this local area compared with other buildings.
Despite this, it was not believed that there was one definite pattern to the
built form of the area. Forming an opinion about what makes a good design is a
subjective matter and, in this case, it was not believed that it would have an
unacceptable effect on any existing definite form.
Therefore, it was believed that the proposal in
terms of its design and finish is acceptable in this case and that, based on
these matters; it would not have a detrimental effect on the visual amenities
of the local area to an unacceptable level. It was therefore considered that
the proposal complied with the requirements of policies B22 and B25 of the UDP.
In terms of general and residential amenities, it was noted that the site
was higher than adjacent roads and therefore constructing a building on this
land looking from the direction of these roads, would be prominent within the
local landscape. Despite this, the built-up pattern of the local area included
houses on elevated sites and therefore it would not be unique in that sense.
It was noted that the design of the property had
considered the effect of overlooking on neighbouring residents. The most
prominent glass element was at the front of the building looking over an
existing fairly open space and therefore it was not believed that there would
be obvious over-looking caused by these elevations. The dense built-up form of
the existing area meant that over-looking would be unavoidable to some degree,
but it was seen in this case that a genuine attempt had been made to avoid
excessive over-looking as a result of erecting this building in the proposed
form.
Concerns were raised regarding the proposal in terms of its detrimental
impact on the local roads network and its users. It was noted that there was an existing
vehicular access to the site which provided parking spaces for the existing
property. This access would be modified to ensure a suitable access and the
parking provision for the existing property would be moved to another part of
their curtilage.
The Transportation Unit did not have any objection to the proposal, and
suggested including standard conditions with the development. Consequently, it
was not believed that the proposal would be unacceptable in terms of highway
matters and, therefore, it complied with the requirements of policies CH33 and
CH36 of the GUDP.
Having considered the above and all the relevant matters including the
local and national policies and guidance, and all the observations received, it
was not believed that this application to erect one property was unacceptable
and that it complied with the requirements of all the relevant policies as
noted above and it was recommended that it should be approved.
(b)
It was proposed, seconded and voted unanimously
to approve the application.
Resolved: To approve – with conditions
1.
Time
2.
Comply with plans
3.
Materials
4.
Slate
5. Highways including a condition to ensure
that parking spaces are provided for existing properties before commencing any
works.
6.
Welsh Water conditions
7.
Landscaping
8.
Natural Resources Wales Advice
9. Removal of Permitted General Development
Rights including not installing any new windows without seeking prior
permission.
10.
Note on Party Wall Act
Supporting documents: