Agenda item

Demolition of existing rear extension together with the erection of a part two storey and part single storey extension to the rear of the property.

LOCAL MEMBER:    Councillor Lesley Day

Link to relevant background documents

Demolition of an existing rear extension and the erection of a part two-storey and part single-storey extension to the rear of the property

(a)  The Development Control Manager reported that the application before the committee was for the same site as the previous application in item 3. However, this time this was a listed building application for the partial demolition of an existing two-storey rear extension and the rear single-storey extension, along with the erection of a new single-storey extension on the same site and the erection of a fence along the side of the house.  It was noted that an appeal had been registered as no decision had been made regarding the listed building and therefore it was explained that the Planning Committee would not have the right to make a formal resolution as this would be made by the Planning Inspectorate.   However, it was explained that it would be necessary for the Planning Committee to give guidance to planning officers regarding what type of decision they would have taken if the application was before them and this was in order to deal with the appeal on behalf of the Council.   Following the receipt of the Committee's confirmation the planning officers would then provide an appeal statement to be submitted to the Planning Inspectorate.

Attention was drawn that the application details were similar to the previous application in item 3 and reference was made to the contents of the description and the full responses within the report before Committee.

It was added that the agent had submitted a late structural engineering report to the Planning Department. As a result of the concerns regarding the conclusions of the report and the lack of total clarity if it was possible to support or strengthen the walls without their demolition and if the report was based on the condition of the walls as they currently were or on the condition of the walls to support the new extension.

 Consequently, it was explained that the planning officers had not been convinced that the response fully alleviated the concerns noted in the report.   It was also intended to submit an engineering report to the Planning Inspectorate as part of the appeal information.

It was further noted that the principle could be acceptable but currently the required information was not acceptable in order to come to a conclusion that the whole proposal was acceptable.  

In order to enable officers to deal with the appeal the Committee was requested to confirm its stance on the application and authorise the officers to submit the appeal case on behalf of the Council.   It was recommended that the Committee delegated powers to officers to deal with the appeal for a lack of decision and to deal with any information that came to hand during the appeal and confirm that the Council's view would be to recommend dismissing the appeal due to the lack of clear justification for the demolition work.   

(b)   The Local Member (not a member of this Planning Committee) noted the following main points:

·         That CADW had recognised that Glandwr Terrace was of national importance and listed in May 2013 and had also recommended in strong terms that sections of Garth ward should be earmarked, including Glandwr Terrace, for conservation area status

·         That CADW had stated that the terrace was of special historic interest with its links with maritime and the slate industry of north-west Wales.

·         That Glandwr Terrace was located within the heritage bay of a nominated Heritage Site that Porth Penrhyn was part of it and it was noted that Glandwr Terrace was clearly visible from the site

·         The relevant policies of Gwynedd Council regarding listed buildings had to be taken into consideration and reference was made to these policies

·         Concern that approximately over a quarter of Glandwr Terrace would be demolished and there was no way that demolition and building an extension on a different footprint could be seen as an improvement for the terrace

·         CADW stated that the relationship with the beach steps was a vital part of its design and configuration

·         That the access to the foreshore dated from a period pre 1948 and was part of a curtilage and therefore it made no sense to close it

·         That experts such as the Victorian Society and the Ancient Monuments Society had very clear views and refused the demolition of any part of the structure in the same way as some of the residents of Garth ward including the other residents of Glandwr Terrace

·         There was concern that a precedent would be set if the listed building application was approved and there was a danger that all listed buildings would be vulnerable  

·         A plea was made to the Planning Committee to refuse permission

(c)   A proposal was made, seconded and voted upon in favour of the officers’ recommendation.

Resolved:  To delegate the right to officers to deal with the appeal regarding the lack of a decision and to deal with any information that comes to hand during the appeal and to confirm that the current view of the Council was to recommend refusal of the application as no robust information was submitted to justify the demolition work and why the existing listed building could not be adapted in its existing form in accordance with the advice given in Welsh Office Circular 61/96 Planning and the Historic Environment: Historic Buildings and Conservation Areas.