Agenda item

Construction of a two-storey side extension and construction of front porch.

 

LOCAL MEMBER:    Councillor Gruffydd Williams

 

Link to relevant background documents

Construction of a two-storey side extension and construction of front porch

 

(a)  The Development Control Manager elaborated on the background of the application and noted that the application was to erect a two-storey extension at the side of the existing house with a porch in the front to take the place of a flat roof extension and existing porch.  It was proposed to demolish these structures and erect a new extension to provide additional living space.  The roof of the extension would be set down from the ridge of the existing roof and would be finished with a natural slate roof.

 

It was noted that the site was outside the development boundary and in an open and prominent location on Nefyn beach and within the Heritage Coast and the Llŷn Historic Landscape. The property was connected to the Hendafarn property on the southern side which was a Grade II listed building. On the other side, the northern side, in very close proximity is Hafod y Môr dwelling.

 

Attention was drawn to the observations received during the consultation period in Section 4 of the report and it was noted that the statutory bodies were satisfied with the proposal although some consideration was given to biodiversity and flooding issues. Objections had been received from the public, such as:

·         The visual impact, especially on the listed building with the use of inappropriate materials such as UpVC windows 

·         Concern about access for carrying out maintenance to the gable-end of the adjacent Hafod y Môr property

 

Attention was drawn to the fact that the property in question had an interesting architectural character and that the main elevation had unique features. It was considered that the scale, size, form and density of the proposed extension were acceptable and in keeping with the existing property. Given that there was currently a flat roof extension on the site, it was not considered that erecting a two-storey extension in its place would significantly impact the views of the site that the public currently have nor was it likely to have a detrimental impact on the character of the designated landscapes.  

 

It was not clear from the application what was proposed as an external finish for the extension walls, however, bearing in mind the sensitivity of the site, it was deemed that a condition should be imposed to ensure an appropriate finish, such as a white render at this location.

 

In terms of the attached listed building, the extension would not adjoin the listed building or lead to the loss of important historical features. The proposed design would ensure that the extension appeared as subordinate to Glan y Môr, neither imposing on the property nor on the adjacent listed building.

 

In terms of the impact on the amenities of neighbours at Hafod y Môr, the new extension would more or less be constructed exactly on the footprint of the existing extension and  therefore it was not considered that the proposal would be an over-development of the curtilage. There were no windows on the Hafod y Môr gable end, therefore, there was no concern about privacy. Despite the observations of the owners, matters concerning access arrangements for the maintenance of a private property were not planning considerations.

 

Having weighed up the proposal against the policies of the development plan, it was considered that the proposed two-storey extension was acceptable and it was recommended to approve the application in accordance with the report.

 

(b)     Taking advantage of the right to speak, the applicant’s representative noted the following main points:

 

·         That the applicant was Welsh and had bought the property in order to return to the area

·         The property had stood empty for many years and had deteriorated and they were anxious to renew it internally and externally to comprise a new roof and a small extension that was less than 10% of the floor area

·         The extension was be in keeping with the property's architecture and the property opposite

·         It was proposed to place a Welsh slate roof on the extension and the materials would match the property 

·         That discussions had taken place with the Planning Department prior to submission of the application in order to ensure compliance and any suggestions had been included in the application  

·         It was proposed to use local businesses for the renovation work 

·         It was proposed to increase the gap between Glan y Môr and Hafod y Môr by approximately 6"

·         The improvements would be of benefit to the property and nearby property     

 

(c)     The Local Member (a member of this Planning Committee) noted the following main        points:

 

·         He had concerns regarding land slippage however following discussions with the planning officers this concern had now been alleviated

·         It was asked if it was possible to impose a condition to clad the property in stone and then to whitewash it to be more in keeping with the other nearby houses

        

(a)      In response, the Development Control Manager explained that it would be difficult to clad             the property with stone however a condition could be imposed to agree with the applicant that a rough render is used that would be similar to stone.  

 

  (dd)    It was proposed and seconded to approve the application subject to the inclusion of a        condition regarding the finish of the render.

 

Resolved:         To approve in accordance with the following conditions:

 

1.            5 years

2.            In accordance with the plans

3.            Slate to conform

4.            Agree on render finishes that are similar to stone at the front and to the side section of the extension 

 

Note: A copy of NRW observations