Agenda item

Application to convert former public conveniences to dwelling to include raising roof height and external alterations.

 

LOCAL MEMBER:   Councillor Gethin Glyn Williams

 

Link to relevant background documents

 

 

 

Application to convert unused public conveniences into a dwelling house, to include raising the height of the existing roof and external alterations.

 

(a)  The Development Control Officer elaborated on the background of the application, and noted that this was a proposal to convert unused former public toilets into a dwelling house   located in the centre of the coastal town of Barmouth with a primary school east of the site.   The school's playing field was at the rear and northern boundary of the application site.      West of the site was a pavement and an unclassified county highway, with the promenade and the beach across the road. This building was previously used as public toilets prior to their closure in 1997, and they were sold by the Council in July 2015.   There was a mixture of land use locally which comprises residential dwellings, hotels and a primary school.   It was noted that this site was located within the development boundary for the town of Barmouth and within the Mawddach Landscape of Historic Interest.   Several responses had been received to the consultation with the proposal satisfying the requirements of transportation, Welsh Water and Natural Resources Wales.  Several objections were raised by the public including considerations such as the proximity of the building to the school playing field, lack of amenity land surrounding the building, the was building unsuitable for conversion and that the standard of the design was unacceptable together with other matters discussed in the report. There was also correspondence which welcomed the development as an improvement to the current untidy condition of the site.

 

It was emphasised that in terms of a planning decision it was important to bear in mind that this was an application to convert an existing building into a dwelling within the development boundary of a local centre as defined by the Unitary Development Plan. Attention was drawn to policy CH11 of the Plan that specifically relates to proposals to convert buildings within the development boundaries for residential use. Consideration was given to the criteria of that policy and it was deemed that the proposal satisfied each of these criteria.  It was noted that policy C4 was supportive to the adaptation of buildings for appropriate new uses.

 

In terms of amenities, the site was detached, and of a sufficient distance from any other residential property so as not to have a direct impact on them.  In addition, it was considered that restoring and reusing the building would present an opportunity to tidy it up and prevent its further deterioration, thus, safeguarding and improving the quality and condition of the site and protecting the area's visual amenities in general.

It was noted that this was an application to re-develop a building within the development boundary for an appropriate use for the location and therefore it was recommended that the application be approved with conditions as listed in the report.

 

(b)   Taking advantage of the right to speak, the objector, on behalf of governing body and parents of Ysgol y Traeth stated that they objected the application on the grounds of: 

 

1.    Amenities - altering the building would impair on the children's amenities to play as the back of the building bordered the School's playing field

2.    Design - that the proposal did not respect the area in terms of scale and it would be higher than the existing building and would be out of character

3.    Materials - the proposal did not safeguard the area's visual character as the applicant would use metal and not blue slate on the roof bearing in mind that the School, a hotel and nearby houses had high quality slate roofing

4.    Second homes - that the application lead to an increase in the number of second homes in a community where they already formed a high proportion of the housing stock.

5.    Risk of Flooding - that Natural Resources Wales had designated that the area was highly vulnerable in terms of flooding and reference was made to the serious impact of flooding in 2014 in the Barmouth area

             

(c)   Taking advantage of the right to speak, the applicant noted the following main points:

 

·         That the contents of her Architect's letter alleviated the majority of the concerns

·         She worked over the whole of Wales and the main aim was to buy a property to live in and she did not intend to make any profit from it

·         She had conducted extensive discussions with the Planning Department when developing the plans to ensure that all planning issues had received full attention

·         That the materials to be used on the building had been suggested by the Planning Department as part of the planning process 

·         She had contacted the Head of Ysgol y Traeth and was willing to continue with any further discussions

·         That she had committed to buying a parking permit as part of the Council's Parking Scheme in order to alleviate any parking concerns    

·         She was aware that the property backed onto playing fields, as was the Council at the time the property was sold, and this was why the Council had noted that it was not possible to install larger sized windows at the back of the property and she had focused the design to be in keeping with the local area 

·         No objection had been received from the Town Council or Natural Resources Wales in relation to flooding, however, a minor amendment had been made to the design by raising the floor level

·         Whilst acknowledging that the building was small it was sufficient for a one bedroom house

·         Her wish was to transform an unused building that was an eyesore into a dwelling before it got into a worse condition and deteriorated

·         She was more than willing to meet local residents to ensure that everyone was happy with the building work and she wished to be part of the community 

        

  (ch)   In response to the objector's concerns, the Development Control Manager noted that these had received full consideration and had been noted in the contents of the report.  It was further noted that the proposed development would make good use of the building.  

 

(d)      It was proposed and seconded to approve the application.

 

  (dd)   In response to observations made by individual Members, the Development Control Manager noted:  

 

·         In terms of concerns regarding flooding, that the floor level of the property should be a specific height and this would be subject to an appropriate condition. Natural Resources Wales had no objection.

·         The building could not cope with a slate roof and the intention was to keep it as similar as possible to the existing property.

 

Resolved:                   To approve in accordance with the following conditions:

 

1.            Commence the development within five years of permission date

2 .           In accordance with submitted plans;

3 .           Materials to be agreed in writing prior to the commencement of   

               the       development;

4.            Level of the development’s finished floor to be no lower than

                           6.53 AOD,

              

5.                        No windows on the back/western elevation of the building and none to be installed in this elevation in the future;

6 .           No net increase in surface water to be disposed of into the public

               sewer;

7 .           Removal of permitted development rights.